910 Stuart Ave Unit 4L · Mamaroneck, NY 10543

$315,000

1 bd · 1.0 ba · 860 sqft · Condo · 9 Days on market

Built 1928

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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 +19.1/30.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Rent growth +4.2/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously updated 1 bedroom unit showcases modern luxuries in a charming pre-war Tudor building. Renovated eat-in kitchen with new stainless appliances, granite countertops, new floor/ceiling and spacious dining area. Beautifully appointed living room features inviting fireplace. Spacious bedroom provides custom outfitted closet. Remodeled bath with new wainscoting, floor/ceiling, sink, and fixtures. High ceilings with recessed lighting and elegant crown moldings in living room and bedroom. Additional highlights include California Closets, hardwood floors, new windows, and ample onsite parking. In its convenient location, Hawthorne Gardens is a short stroll to stores, railroad, the bus, and all Mamaroneck village amenities. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Quartz countertops
• Charming fireplace
• Newly reglazed tub

Tags

• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS DINING AREA
• CHARMING FIREPLACE
• IKEA CLOSETS
• NEWLY REGLAZED TUB

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Cap rate 7.6% 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: F E Bellows Elementary School (math 76% / reading 80%, grade A, #239 of 2,108 statewide, top 11%, 347 students, 13% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 30% 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 $2k of loan paydown is wiped out by about $9k 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 $88k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $265k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $315,000

Questions for the listing agent

1. Built in 1928 — 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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.3

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-17,620
• Equity at exit: $46,968

10-year hold

• IRR: 8.4%
• Equity multiple: 1.75×
• Total profit: $66,335
• Equity at exit: $27,235

Cash invested: $88,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $3,175 high
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $332

Break-even live

Break-even rent $2,756

Max offer price $315,000

Occupancy floor 85%

Sensitivity live

Price	-10% $549	-5% $440	+0% $332	+5% $223	+10% $114
Rent	-10% $81	-5% $206	+0% $332	+5% $457	+10% $582
Rate	-1.0pp $490	-0.5pp $412	base $332	+0.5pp $250	+1.0pp $167

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	44d	1	0.37mi
1408 Henry Ave #1 Mamaroneck, NY	2.0	1.0	850	$3,200	$3.76	44d	1	0.47mi
501 N Barry Ave Unit 2F Mamaroneck, NY	1.0	1.0	600	$2,150	$3.58	44d	1	0.48mi
172 E Prospect Ave Unit 304 Mamaroneck, NY	1.0	2.0	925	$3,620	$3.91	44d	1	0.49mi
538 Jefferson Ave Mamaroneck, NY	1.0	1.0	600	$2,100	$3.50	44d	1	0.59mi
57 West St Unit 1 Harrison, NY	1.0	1.0	826	$2,835	$3.43	25d	1	0.73mi
300 Livingston Ave Unit 3E Mamaroneck, NY	1.0	1.0	946	$3,600	$3.81	44d	1	0.74mi
225 Stanley Ave #313 Mamaroneck, NY	1.0	1.0	825	$3,500	$4.24	25d	1	0.75mi
338 Palmer Ave Unit B Mamaroneck, NY	2.0	1.0	900	$3,700	$4.11	25d	1	0.75mi
18 Grand St Mamaroneck, NY	1.0	1.0	790	$3,025	$3.83	21d	1	0.80mi
746 Mamaroneck Ave Mamaroneck, NY	1.0–2.0	1.0–2.0	974	$3,585	$3.68	0d	17	0.84mi
412 Munro Ave Apt 3F Mamaroneck, NY	1.0	1.0	750	$2,950	$3.93	44d	1	0.85mi
48 Oakland Ave Harrison, NY	2.0	1.0	1000	$3,000	$3.00	25d	1	1.20mi
505 Rockland Ave Unit 2 Mamaroneck, NY	1.0	1.0	700	$2,800	$4.00	44d	1	1.23mi
332 Halstead Ave Harrison, NY	1.0–3.0	1.0–3.0	1116	$4,000	$3.58	0d	1	1.35mi
74 Nelson Ave Apt 1 Harrison, NY	2.0	1.0	900	$4,000	$4.44	44d	1	1.38mi
74 Nelson Ave Apt 4 Harrison, NY	2.0	1.0	914	$4,500	$4.92	44d	1	1.38mi
314 Larchmont Acres Unit 4C Mamaroneck, NY	2.0	1.0	1074	$2,985	$2.78	25d	1	1.47mi

HOA detail condo

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

Listing history 12 events

1. 2026-04-03
   status Pending
2. 2026-03-24
   listed $315,000 Active
3. 2017-06-01
   soldstatus $265,000 Sold 790-char remark

   Show marketing remark (790 chars)

   Meticulously updated 1 bedroom unit showcases modern luxuries in a charming pre-war Tudor building. Renovated eat-in kitchen with new stainless appliances, granite countertops, new floor/ceiling and spacious dining area. Beautifully appointed living room features inviting fireplace. Spacious bedroom provides custom outfitted closet. Remodeled bath with new wainscoting, floor/ceiling, sink, and fixtures. High ceilings with recessed lighting and elegant crown moldings in living room and bedroom. Additional highlights include California Closets, hardwood floors, new windows, and ample onsite parking. In its convenient location, Hawthorne Gardens is a short stroll to stores, railroad, the bus, and all Mamaroneck village amenities. Additional Information: HeatingFuel:Oil Above Ground,

4. 2017-04-04
   historical Pending 790-char remark

   Show marketing remark (790 chars)

   Meticulously updated 1 bedroom unit showcases modern luxuries in a charming pre-war Tudor building. Renovated eat-in kitchen with new stainless appliances, granite countertops, new floor/ceiling and spacious dining area. Beautifully appointed living room features inviting fireplace. Spacious bedroom provides custom outfitted closet. Remodeled bath with new wainscoting, floor/ceiling, sink, and fixtures. High ceilings with recessed lighting and elegant crown moldings in living room and bedroom. Additional highlights include California Closets, hardwood floors, new windows, and ample onsite parking. In its convenient location, Hawthorne Gardens is a short stroll to stores, railroad, the bus, and all Mamaroneck village amenities. Additional Information: HeatingFuel:Oil Above Ground,

5. 2017-03-21
   listed $259,000 Active 790-char remark

   Show marketing remark (790 chars)

   Meticulously updated 1 bedroom unit showcases modern luxuries in a charming pre-war Tudor building. Renovated eat-in kitchen with new stainless appliances, granite countertops, new floor/ceiling and spacious dining area. Beautifully appointed living room features inviting fireplace. Spacious bedroom provides custom outfitted closet. Remodeled bath with new wainscoting, floor/ceiling, sink, and fixtures. High ceilings with recessed lighting and elegant crown moldings in living room and bedroom. Additional highlights include California Closets, hardwood floors, new windows, and ample onsite parking. In its convenient location, Hawthorne Gardens is a short stroll to stores, railroad, the bus, and all Mamaroneck village amenities. Additional Information: HeatingFuel:Oil Above Ground,

6. 2014-03-15
   price $202,500 450-char remark

   Show marketing remark (450 chars)

   Conveniently Located To Village Of Mamaroneck Walk To Stores, Railroad, Bus. This Charming Pre-war Building Offers Eat-in-kitchen/Spacious Dining Area, High Ceilings With Beautiful Crown Moldings, Hardwood Floors, Large Living Room W/ Fireplace, All New Windows will be installed & maintance around the windows will be repaired. Pet-friendly! Plenty Of Parking. Maintenance does not include Star Exemption of $105. 2 Cats. Please Do Not Let Out

7. 2007-12-22
   historical 450-char remark

   Show marketing remark (450 chars)

   Conveniently Located To Village Of Mamaroneck Walk To Stores, Railroad, Bus. This Charming Pre-war Building Offers Eat-in-kitchen/Spacious Dining Area, High Ceilings With Beautiful Crown Moldings, Hardwood Floors, Large Living Room W/ Fireplace, All New Windows will be installed & maintance around the windows will be repaired. Pet-friendly! Plenty Of Parking. Maintenance does not include Star Exemption of $105. 2 Cats. Please Do Not Let Out

8. 2007-12-20
   soldstatus $202,500 450-char remark

   Show marketing remark (450 chars)

   Conveniently Located To Village Of Mamaroneck Walk To Stores, Railroad, Bus. This Charming Pre-war Building Offers Eat-in-kitchen/Spacious Dining Area, High Ceilings With Beautiful Crown Moldings, Hardwood Floors, Large Living Room W/ Fireplace, All New Windows will be installed & maintance around the windows will be repaired. Pet-friendly! Plenty Of Parking. Maintenance does not include Star Exemption of $105. 2 Cats. Please Do Not Let Out

9. 2007-10-23
   price $217,000 450-char remark

   Show marketing remark (450 chars)

   Conveniently Located To Village Of Mamaroneck Walk To Stores, Railroad, Bus. This Charming Pre-war Building Offers Eat-in-kitchen/Spacious Dining Area, High Ceilings With Beautiful Crown Moldings, Hardwood Floors, Large Living Room W/ Fireplace, All New Windows will be installed & maintance around the windows will be repaired. Pet-friendly! Plenty Of Parking. Maintenance does not include Star Exemption of $105. 2 Cats. Please Do Not Let Out

10. 2007-09-24
    listed $217,000 450-char remark

    Show marketing remark (450 chars)

    Conveniently Located To Village Of Mamaroneck Walk To Stores, Railroad, Bus. This Charming Pre-war Building Offers Eat-in-kitchen/Spacious Dining Area, High Ceilings With Beautiful Crown Moldings, Hardwood Floors, Large Living Room W/ Fireplace, All New Windows will be installed & maintance around the windows will be repaired. Pet-friendly! Plenty Of Parking. Maintenance does not include Star Exemption of $105. 2 Cats. Please Do Not Let Out

11. 2007-09-17
    historical
12. 2006-12-18
    listed

ⓘ 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: $38,103
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,048
• − Management: −$3,048
• − Depreciation: −$9,164
• Taxable loss: −$1,102
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $4,243/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: 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

+45.2% since first listed

12 events — show timeline

• 2026-04-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Listed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2017-06-01 Sold (MLS) $265,000 OneKey® MLS as Distributed by MLS Grid
• 2017-04-04 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-03-21 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $202,500 HGMLS
• 2007-12-22 Delisted — HGMLS
• 2007-12-20 Sold (MLS) $202,500 HGMLS
• 2007-10-23 Price Changed $217,000 HGMLS
• 2007-09-24 Listed $217,000 HGMLS
• 2007-09-17 Delisted — HGMLS
• 2006-12-18 Listed — HGMLS