106 Richbell Rd Unit B2 · Mamaroneck, NY 10543

$175,000

1 bd · 1.0 ba · 750 sqft · Condo · 112 Days on market

Built 1949

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Why this score? — see what drove the B- 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 +24.2/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• 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

New to market, great unit. Second floor location. Updated and ready for new owner. Unit faces Palmer Avenue. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• New flooring
• Great exposure
• Beautiful bath

Tags

• MAMARONECK HARBOR ISLAND PARK
• KITCHEN WITH DINING
• NEW FLOORING
• BEAUTIFUL BATH
• LANDSCAPED GARDEN COMPLEX
• GREAT EXPOSURE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Mamaroneck Union Free School District (suburban): math 74% / reading 81% proficiency, ranked #47 of 590 in NY (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Central School (math 78% / reading 78%, grade A, #239 of 2,108 statewide, top 11%, 513 students, 14% FRL); Hommocks School (math 65% / reading 79%, grade A, #76 of 729 statewide, top 11%, 1,258 students, 20% FRL); Mamaroneck High School (math 95% / reading 91%, grade A+, #147 of 1,100 statewide, top 14%, 1,660 students, 23% FRL).
• Market conditions: Rents rising fast (+6.7%/yr); 127 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y 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 $105k; list at $175k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.71% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 4.9

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $5,924
• Equity at exit: $26,093

10-year hold

• IRR: 17.2%
• Equity multiple: 2.78×
• Total profit: $87,167
• Equity at exit: $15,131

Cash invested: $49,000 (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: 127
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,998 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA est. from 1 same-building comp: −$811
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $348

Break-even live

Break-even rent $2,557

Max offer price $175,000

Occupancy floor 83%

Sensitivity live

Price	-10% $469	-5% $408	+0% $348	+5% $288	+10% $227
Rent	-10% $111	-5% $230	+0% $348	+5% $466	+10% $585
Rate	-1.0pp $436	-0.5pp $392	base $348	+0.5pp $303	+1.0pp $256

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Larchmont Acres Unit 4C Mamaroneck, NY	2.0	1.0	1074	$2,985	$2.78	27d	1	0.07mi
4 Larchmont Acres Unit 4C Larchmont, NY	2.0	1.0	1074	$2,985	$2.78	27d	1	0.10mi
505 Rockland Ave Unit 2 Mamaroneck, NY	1.0	1.0	700	$2,800	$4.00	46d	1	0.37mi
412 Munro Ave Apt 3F Mamaroneck, NY	1.0	1.0	750	$2,950	$3.93	46d	1	0.58mi
300 Livingston Ave Unit 3E Mamaroneck, NY	1.0	1.0	946	$3,600	$3.81	46d	1	0.68mi
1833 Palmer Ave Unit 3K Larchmont, NY	2.0	1.0	875	$2,700	$3.09	46d	1	0.71mi
338 Palmer Ave Unit B Mamaroneck, NY	2.0	1.0	900	$3,700	$4.11	27d	1	0.73mi
225 Stanley Ave #313 Mamaroneck, NY	1.0	1.0	825	$3,500	$4.24	27d	1	0.83mi
172 E Prospect Ave Unit 304 Mamaroneck, NY	1.0	2.0	925	$3,620	$3.91	46d	1	0.95mi
18 Grand St Mamaroneck, NY	1.0	1.0	790	$3,025	$3.83	23d	1	1.07mi
416 Tompkins Ave Unit SECOND FLOOR Mamaroneck, NY	2.0	1.0	1100	$3,800	$3.45	46d	1	1.09mi
746 Mamaroneck Ave Mamaroneck, NY	1.0–2.0	1.0–2.0	974	$3,585	$3.68	0d	17	1.12mi
5 Lester Pl Unit 1 Larchmont, NY	2.0	1.0	850	$3,200	$3.76	27d	1	1.15mi
538 Jefferson Ave Mamaroneck, NY	1.0	1.0	600	$2,100	$3.50	46d	1	1.39mi
501 N Barry Ave Unit 2F Mamaroneck, NY	1.0	1.0	600	$2,150	$3.58	46d	1	1.45mi

HOA detail condo

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

Listing history 27 events

1. 2026-03-11
   status Pending
2. 2026-01-29
   price $175,000
3. 2025-12-10
   price $179,000
4. 2025-12-04
   status Active
5. 2025-11-04
   status Pending
6. 2025-10-20
   listed $182,900 Active
7. 2017-06-05
   soldstatus $105,000 Sold 162-char remark

   Show marketing remark (162 chars)

   New to market, great unit. Second floor location. Updated and ready for new owner. Unit faces Palmer Avenue. Additional Information: HeatingFuel:Oil Above Ground,

8. 2017-02-15
   historical Pending 162-char remark

   Show marketing remark (162 chars)

   New to market, great unit. Second floor location. Updated and ready for new owner. Unit faces Palmer Avenue. Additional Information: HeatingFuel:Oil Above Ground,

9. 2016-12-19
   listed $110,000 Active 162-char remark

   Show marketing remark (162 chars)

   New to market, great unit. Second floor location. Updated and ready for new owner. Unit faces Palmer Avenue. Additional Information: HeatingFuel:Oil Above Ground,

10. 2016-12-14
    historical
11. 2016-11-13
    price $115,000
12. 2016-10-13
    listed $117,500 Active
13. 2014-12-03
    historical Withdrawn
14. 2014-12-03
    historical
15. 2014-11-19
    listed Active
16. 2014-11-19
    listed $105,000
17. 2007-04-09
    soldstatus $130,000
18. 2007-01-22
    price $139,900
19. 2007-01-22
    historical
20. 2006-11-16
    listed $130,000
21. 2006-04-05
    historical
22. 2006-02-04
    listed
23. 2006-01-20
    historical
24. 2005-12-20
    listed
25. 2000-04-25
    soldstatus $30,500
26. 2000-04-25
    price $33,000
27. 1999-11-19
    listed $30,500

ⓘ 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) · 24% 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 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,975
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,878
• − Management: −$2,878
• − HOA: −$9,732
• − Depreciation: −$5,091
• Taxable income: $2,094
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $3,673/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: Mamaroneck Union Free School District
• NCES district ID: 3618240
• Math proficiency: 74% ▼ -4.00%
• Reading proficiency: 81% ▲ 9.00%
• Median HH income: $111,011
• Composite: 71.4/100
• National rank: #228
• State rank: #47 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

+473.8% since first listed

27 events — show timeline

• 2026-03-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-20 Listed $182,900 OneKey® MLS as Distributed by MLS Grid
• 2017-06-05 Sold (MLS) $105,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-15 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-12-19 Listed $110,000 OneKey® MLS as Distributed by MLS Grid
• 2016-12-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-11-13 Price Changed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2016-10-13 Listed $117,500 OneKey® MLS as Distributed by MLS Grid
• 2014-12-03 Delisted — HGMLS
• 2014-12-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-11-19 Listed — HGMLS
• 2014-11-19 Listed $105,000 OneKey® MLS as Distributed by MLS Grid
• 2007-04-09 Sold (MLS) $130,000 HGMLS
• 2007-01-22 Delisted — HGMLS
• 2007-01-22 Price Changed $139,900 HGMLS
• 2006-11-16 Listed $130,000 HGMLS
• 2006-04-05 Delisted — HGMLS
• 2006-02-04 Listed — HGMLS
• 2006-01-20 Delisted — HGMLS
• 2005-12-20 Listed — HGMLS
• 2000-04-25 Price Changed $33,000 HGMLS
• 2000-04-25 Sold (MLS) $30,500 HGMLS
• 1999-11-19 Listed $30,500 HGMLS