260 5th St · Mamaroneck, NY 10543

$800,000

3 bd · 2.0 ba · 1,910 sqft · MultiFamily public records · 13 Days on market

Built 1955 8,517 sqft lot Est $875k · 9% under

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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 +13.0/30.0
• ARV discount +11.3/15.0
• Schools +7.3/10.0
• 1% rule +4.7/10.0
• Rent growth +4.2/5.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent opportunity to own a two-family home in the Rye Neck School District. Located on a quiet residential street, this home offers both comfortable living and strong investment potential. The first-floor unit features two bedrooms, an eat-in kitchen, and a versatile third room that can be used as an additional bedroom, dining room or home office, offering flexibility to suit a variety of living needs. The second-floor unit features a comfortable living room, kitchen, one bedroom, and an additional versatile room that can be used as a second bedroom, dining room, or home office, offering flexible living space. This home also features a spacious lower level offering both finished and unf

Key facts

• Second floor unit
• Eat in kitchen
• First floor unit

Tags

• RYE NECK SCHOOL DISTRICT
• QUIET RESIDENTIAL STREET
• FIRST FLOOR UNIT
• EAT IN KITCHEN
• VERSATILE THIRD ROOM
• SECOND FLOOR UNIT

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $-40 ($-480/yr) — negative. Per door: $-20/mo.
• To cash-flow at today's rent, offer at most $793k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $773k (3.4% below list).
• Recommended offer: $773k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $7,729/mo this rent would consume 73% of the median local household income ($126k/yr) (locally 1152% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $772,900 (3.4% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.97% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $874,780
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 Henry Ave	0.09mi	4/3.0 (+1)	1,994 (+4%)	11mo	$923,000	$463	70
1408 Henry Ave	0.12mi	4/3.0 (+1)	1,752 (-8%)	3mo	$999,000	$570	69
606 Lorraine St	0.41mi	3/2.0	1,924 (+1%)	17mo	$750,000	$390	66
512 5th St	0.24mi	4/2.0 (+1)	2,144 (+12%)	4mo	$965,000	$450	60
53 Henry Ave	0.34mi	4/2.0 (+1)	2,020 (+6%)	18mo	$925,000	$458	55
621 2nd St	0.56mi	3/2.0	2,060 (+8%)	10mo	$865,000	$420	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.55×
• Total profit: $-101,845
• Equity at exit: $119,283

10-year hold

• IRR: 2.2%
• Equity multiple: 1.19×
• Total profit: $42,206
• Equity at exit: $69,169

Cash invested: $224,000 (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 10543

• Rents YoY: 6.7%
• Active inventory: 124
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $7,729 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$1,617 /mo · $19,408/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,623
• Net cashflow: $-40

Break-even live

Break-even rent $7,780

Max offer price $792,932

Occupancy floor 96%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$7,728
Total (2 units)			$7,729

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 Henry Ave #2 Mamaroneck, NY	3.0	1.5	1400	$4,200	$3.00	43d	1	0.13mi
29 Fremont St Unit B Harrison, NY	3.0	2.0	1330	$4,500	$3.38	43d	1	0.29mi
94 Thatcher Ave Harrison, NY	4.0	3.5	2600	$8,250	$3.17	1d	1	0.29mi
14 Fremont St Unit 1 Harrison, NY	3.0	2.0	1500	$4,300	$2.87	7d	1	0.29mi
1035 Shore Acres Dr Mamaroneck, NY	4.0	3.0	1988	$9,900	$4.98	1d	1	0.37mi
1016 Jefferson Ave Mamaroneck, NY	3.0	1.5	1300	$4,200	$3.23	18d	1	0.38mi
317 Hornidge Rd Mamaroneck, NY	4.0	2.0	1600	$5,500	$3.44	16d	1	0.39mi
132 Halstead Ave Unit 4D Harrison, NY	3.0	2.5	1329	$6,850	$5.15	43d	1	0.54mi
621 2nd St Mamaroneck, NY	2.0	1.0	2060	$3,000	$1.46	44d	1	0.57mi
69 Oak St Unit B Harrison, NY	3.0	3.5	2100	$7,000	$3.33	1d	1	0.59mi
658 Shore Acres Dr Mamaroneck, NY	3.0	3.5	2062	$18,000	$8.73	1d	1	0.66mi
8 Marion Ave #6 Harrison, NY	3.0	2.5	1420	$6,400	$4.51	4d	1	0.70mi
8 Davenport St Harrison, NY	3.0	2.0	1700	$5,000	$2.94	2d	1	0.73mi
209 Halstead Ave Unit 3 Mamaroneck, NY	3.0	1.0	1500	$3,975	$2.65	43d	1	0.74mi
135 Webster Ave Harrison, NY	3.0	1.0	1500	$3,300	$2.20	18d	1	0.90mi
52 Nelson Ave Unit 2 Harrison, NY	3.0	1.5	1450	$4,000	$2.76	18d	1	0.98mi
140 Rockwell St Unit A Harrison, NY	3.0	2.5	1850	$7,000	$3.78	4d	1	1.02mi
69 Ellsworth Ave Harrison, NY	3.0	2.5	2000	$6,500	$3.25	43d	1	1.02mi
332 Halstead Ave Harrison, NY	1.0–3.0	1.0–3.0	1116	$6,805	$6.09	1d	1	1.04mi
505 Prospect Ave Mamaroneck, NY	3.0	1.5	1500	$6,700	$4.47	13d	1	1.13mi
530 West St Harrison, NY	4.0	2.5	2331	$6,000	$2.57	43d	1	1.23mi
89 Crystal St Harrison, NY	3.0	2.5	1700	$8,250	$4.85	18d	1	1.27mi
87 Crystal St Harrison, NY	3.0	2.5	1700	$8,250	$4.85	18d	1	1.27mi

Listing history 2 events

1. 2026-04-03
   status Pending
2. 2026-03-12
   listed $800,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $19,408 · $1,617/mo
• Projected year-2 tax: $19,408 · $1,617/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $92,748
• − Mortgage interest: −$44,812
• − Property taxes: −$19,408
• − Insurance: −$4,000
• − Repairs & maintenance: −$7,420
• − Management: −$7,420
• − Depreciation: −$23,273
• Taxable loss: −$13,584
• Est. tax savings @ 24.0%: +$3,260
• After-tax cash flow: $2,780/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

2 events — show timeline

• 2026-04-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Listed $800,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2025): $19,408 · +2.6% YoY. Source: county tax records.