4782 Boston Post Rd Unit 2A · Pelham Manor, NY 10803

$350,000

2 bd · 1.0 ba · 950 sqft · Condo · 21 Days on market

Built 1984

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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).

• Cash flow +11.7/30.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely sized 2 bedroom apartment in Pelham Manor. Close to all. Excellent schools. Conveniently located.

Key facts

• Three parking spaces
• Windowed kitchen
• Access to shore park

Tags

• WINDOWED KITCHEN
• ON-SITE SUPERINTENDENT
• THREE PARKING SPACES
• ACCESS TO SHORE PARK

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: Assigned parking; 3 total parking spaces; 3-car garage
• Utilities: Public sewer; Electricity connected; Water connected
• Home design: Stock cooperative
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Steam heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; No basement; 5 total rooms; Pets allowed (contact for details)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (16.2% below list).
• Recommended offer: $293k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 0.5% in Pelham Manor — 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 77/100 on livability (#181 in NY, #2,823 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety D-.
• Pelham Union Free School District (suburban): math 80% / reading 81% proficiency, ranked #29 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Prospect Hill School (math 77% / reading 77%, grade A, #244 of 2,108 statewide, top 13%, 325 students, 2% FRL); Pelham Middle School (math 72% / reading 82%, grade A, #41 of 729 statewide, top 6%, 649 students, 0% FRL); Pelham Memorial High School (math 96% / reading 77%, grade A, #336 of 1,100 statewide, top 31%, 875 students, 14% FRL) — zoned schools at 6% FRL track the district average.
• Market conditions: 81 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent is only 16% of the median local income ($215k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 21 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $260k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,338 (16.2% 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. 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 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?
5. 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?
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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-63,129
• Equity at exit: $52,186

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-63,108
• Equity at exit: $30,262

Cash invested: $98,000 (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 10803

• Active inventory: 81
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,933 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-101

Break-even live

Break-even rent $3,062

Max offer price $335,327

Occupancy floor 98%

Sensitivity live

Price	-10% $140	-5% $20	+0% $-101	+5% $-222	+10% $-343
Rent	-10% $-333	-5% $-217	+0% $-101	+5% $14	+10% $130
Rate	-1.0pp $75	-0.5pp $-12	base $-101	+0.5pp $-192	+1.0pp $-284

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
965 Main St Unit 2 New Rochelle, NY	2.0	1.0	825	$2,995	$3.63	9d	1	0.33mi
12 Russell Ave Apt 2 New Rochelle, NY	2.0	1.0	800	$2,350	$2.94	9d	1	0.76mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	46d	1	0.83mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	7d	1	0.89mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	46d	1	0.94mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	15d	1	0.94mi
666 Pelham Rd Apt 3A New Rochelle, NY	1.0	1.0	750	$2,350	$3.13	46d	1	1.01mi
7 Lanecrest Ave New Rochelle, NY	2.0	1.0	1100	$2,690	$2.45	20d	1	1.03mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	46d	1	1.10mi
194 Webster Ave Unit 1 New Rochelle, NY	3.0	1.0	1050	$3,500	$3.33	46d	1	1.11mi
504 Pelham Rd New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	15d	1	1.14mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,897	$5.21	0d	10	1.16mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$3,575	$4.75	0d	5	1.16mi
3 Harbor Ln Unit 3A New Rochelle, NY	1.0	1.0	700	$2,500	$3.57	27d	1	1.18mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	777	$3,780	$4.86	1d	15	1.21mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	757	$4,044	$5.34	1d	17	1.21mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	847	$4,785	$5.65	0d	11	1.24mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	46d	1	1.26mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	46d	1	1.27mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$4,625	$4.68	0d	8	1.28mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	17d	1	1.32mi
60 Saint Pauls Pl Mount Vernon, NY	3.0	1.0	1100	$3,000	$2.73	27d	1	1.35mi
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	5d	1	1.37mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,758	$4.10	0d	49	1.37mi
55 Clinton Pl New Rochelle, NY	3.0	1.0–2.0	991	$5,241	$5.29	0d	23	1.39mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$7,811	$9.25	0d	31	1.39mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	23d	1	1.40mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$4,540	$5.90	0d	48	1.42mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$3,476	$3.88	0d	29	1.44mi
429 S 3rd Ave Mount Vernon, NY	1.0	1.0	600	$2,300	$3.83	6d	1	1.49mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	9d	1	1.49mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	12d	10	1.49mi
230 Pelham Rd Unit 6F New Rochelle, NY	1.0	1.0	800	$1,995	$2.49	46d	1	1.49mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-22
   days on market $350,000 Active 21 DOM
2. 2026-06-21
   days on market $350,000 Active 20 DOM
3. 2026-06-18
   days on market $350,000 Active 17 DOM
4. 2026-06-17
   days on market $350,000 Active 16 DOM
5. 2026-06-16
   days on market $350,000 Active 15 DOM
6. 2026-06-15
   days on market $350,000 Active 14 DOM
7. 2026-06-13
   days on market $350,000 Active 12 DOM
8. 2026-06-13
   days on market $350,000 Active 11 DOM
9. 2026-06-09
   days on market $350,000 Active 8 DOM
10. 2026-06-08
    days on market $350,000 Active 7 DOM
11. 2026-06-07
    days on market $350,000 Active 6 DOM
12. 2026-06-04
    days on market $350,000 Active 3 DOM
13. 2026-06-03
    days on market $350,000 Active 2 DOM
14. 2026-06-02
    remarks 699-char remark
15. 2026-06-02
    listed $350,000 Active 1 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,201
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,816
• − Management: −$2,816
• − Depreciation: −$10,182
• Taxable loss: −$7,219
• Est. tax savings @ 24.0%: +$1,733
• After-tax cash flow: $516/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: Pelham Union Free School District
• NCES district ID: 3622680
• Math proficiency: 80% ▲ 3.00%
• Reading proficiency: 81% ▲ 6.00%
• Median HH income: $136,478
• Composite: 76.35/100
• National rank: #109
• State rank: #29 of 590 in NY

Livability — Pelham Manor

• Score: 77/100
• State rank: #181
• US rank: #2823

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing A- Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pelham Manor, NY
• County: Westchester County · 709,332 people
• City population: 13,096
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 13,072
• Household income: $215,208
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 119.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 13% Two or more races 12% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3% Salvadoran 1%
• Common ancestry: Romanian 3% Scotch-Irish 3% Slovak 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 7% Other Indo-European 6% Russian/Polish/Slavic 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: ▼ -844.94%
• Current HPI: 357.3886
• Rent YoY: —
• 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

+32.1% since first listed

6 events — show timeline

• 2026-05-29 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $260,000 HGMLS
• 2007-09-12 Delisted — HGMLS
• 2007-09-11 Sold (MLS) $260,000 HGMLS
• 2007-07-05 Price Changed $265,000 HGMLS
• 2007-05-01 Listed $265,000 HGMLS