914 Wynnewood Rd Unit LL4 · Pelham Manor, NY 10803

$485,000

2 bd · 1.0 ba · 950 sqft · MultiFamily · 57 Days on market

Built 1928 435 sqft lot $511/sqft · 16% below area Est $575k · 16% under $599/mo HOA · 16% of rent

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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 +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to The Fairways in Pelham Manor, where comfort and convenience meet. This inviting two-bedroom, one-bath condominium features beautifully stained hardwood floors, a working wood-burning fireplace, private in-unit laundry, and an eat-in kitchen. The open-concept living and dining area is enhanced by recessed lighting and an entry foyer, while spacious rooms and ample closet space add to the home’s appeal. Ideally located just steps from Four Corners shops, parks, Pelham Country Club, and transportation, with easy access via a convenient side entrance.

Key facts

• Eat in kitchen
• Entry foyer
• Spacious rooms

Tags

• WOOD BURNING FIREPLACE
• PRIVATE IN UNIT LAUNDRY
• EAT IN KITCHEN
• RECESSED LIGHTING
• ENTRY FOYER
• SPACIOUS ROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $485k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $485k).
• Recommended offer: $470k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 0.6% 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: schools A+, crime A+, commute 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.
• Market conditions: 81 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 runs 43% of the median local income ($215k/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 $3k of loan paydown is wiped out by about $15k 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 + 3.0% rent growth), your $136k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $390k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $470,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.58% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.64%
• DSCR: 1.96
• GRM: 5.3

CMA / ARV

• ARV (median comp): $575,000
• List price: $485,000
• Delta: -15.65%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.7%
• Equity multiple: 1.55×
• Total profit: $74,176
• Equity at exit: $72,315

10-year hold

• IRR: 22.5%
• Equity multiple: 2.93×
• Total profit: $262,126
• Equity at exit: $41,934

Cash invested: $135,800 (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: 10.6×

Monthly cashflow live

• Estimated rent: $7,647 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$247 /mo · $2,966/yr
• Insurance: −$202
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$599
• Vacancy / Maint / Mgmt: −$1,606
• Net cashflow: $2,394

Break-even live

Break-even rent $4,617

Max offer price $485,000

Occupancy floor 64%

Sensitivity live

Price	-10% $2,668	-5% $2,531	+0% $2,394	+5% $2,257	+10% $2,119
Rent	-10% $1,790	-5% $2,092	+0% $2,394	+5% $2,696	+10% $2,998
Rate	-1.0pp $2,638	-0.5pp $2,517	base $2,394	+0.5pp $2,268	+1.0pp $2,140

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,648
Total (2 units)			$7,647

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 37 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	8d	1	0.20mi
12 Russell Ave Apt 2 New Rochelle, NY	2.0	1.0	800	$2,350	$2.94	8d	1	0.62mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	44d	1	0.81mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	5d	1	0.83mi
7 Lanecrest Ave New Rochelle, NY	2.0	1.0	1100	$2,690	$2.45	18d	1	0.87mi
666 Pelham Rd Apt 3A New Rochelle, NY	1.0	1.0	750	$2,350	$3.13	44d	1	0.87mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	44d	1	0.89mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	14d	1	0.89mi
504 Pelham Rd New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	14d	1	0.99mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,897	$5.21	0d	10	1.03mi
3 Harbor Ln Unit 3A New Rochelle, NY	1.0	1.0	700	$2,500	$3.57	25d	1	1.03mi
194 Webster Ave Unit 1 New Rochelle, NY	3.0	1.0	1050	$3,500	$3.33	44d	1	1.03mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$3,575	$4.75	5d	6	1.04mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	44d	1	1.05mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	757	$4,044	$5.34	0d	17	1.08mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	777	$3,780	$4.86	0d	15	1.09mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$4,785	$5.61	0d	11	1.12mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$4,625	$4.68	0d	9	1.16mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	16d	1	1.20mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	44d	1	1.20mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	44d	1	1.22mi
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	4d	1	1.23mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,757	$4.09	0d	50	1.26mi
55 Clinton Pl New Rochelle, NY	3.0	1.0–2.0	991	$5,241	$5.29	0d	24	1.26mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$7,811	$9.25	0d	33	1.26mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$4,540	$5.90	0d	49	1.30mi
1 Shearwood Pl New Rochelle, NY	2.0	1.0–2.0	818	$4,108	$5.02	0d	29	1.33mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	21d	1	1.33mi
230 Pelham Rd Unit 6F New Rochelle, NY	1.0	1.0	800	$1,995	$2.49	44d	1	1.34mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	900	$2,595	$2.88	12d	2	1.38mi
220 Pelham Rd Unit 5E New Rochelle, NY	2.0	1.0	1000	$2,595	$2.60	8d	1	1.38mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	862	$2,595	$3.01	2d	2	1.38mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	11d	10	1.39mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	826	$5,175	$6.26	0d	14	1.42mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	19d	1	1.45mi
50 Lecount Pl New Rochelle, NY	1.0	1.0	534	$2,450	$4.59	0d	1	1.45mi
133 Lincoln Ave Unit 1 New Rochelle, NY	3.0	1.0	1112	$6,500	$5.85	3d	1	1.45mi

HOA detail

• Monthly dues: $599 · $7,188/yr

Listing history 8 events

1. 2026-05-08
   status Pending 570-char remark

   Show marketing remark (570 chars)

   Welcome to The Fairways in Pelham Manor, where comfort and convenience meet. This inviting two-bedroom, one-bath condominium features beautifully stained hardwood floors, a working wood-burning fireplace, private in-unit laundry, and an eat-in kitchen. The open-concept living and dining area is enhanced by recessed lighting and an entry foyer, while spacious rooms and ample closet space add to the home’s appeal. Ideally located just steps from Four Corners shops, parks, Pelham Country Club, and transportation, with easy access via a convenient side entrance.

2. 2026-04-20
   status Active 570-char remark

   Show marketing remark (570 chars)

   Welcome to The Fairways in Pelham Manor, where comfort and convenience meet. This inviting two-bedroom, one-bath condominium features beautifully stained hardwood floors, a working wood-burning fireplace, private in-unit laundry, and an eat-in kitchen. The open-concept living and dining area is enhanced by recessed lighting and an entry foyer, while spacious rooms and ample closet space add to the home’s appeal. Ideally located just steps from Four Corners shops, parks, Pelham Country Club, and transportation, with easy access via a convenient side entrance.

3. 2026-02-24
   status Pending 570-char remark

   Show marketing remark (570 chars)

   Welcome to The Fairways in Pelham Manor, where comfort and convenience meet. This inviting two-bedroom, one-bath condominium features beautifully stained hardwood floors, a working wood-burning fireplace, private in-unit laundry, and an eat-in kitchen. The open-concept living and dining area is enhanced by recessed lighting and an entry foyer, while spacious rooms and ample closet space add to the home’s appeal. Ideally located just steps from Four Corners shops, parks, Pelham Country Club, and transportation, with easy access via a convenient side entrance.

4. 2026-01-15
   listed $485,000 Active 570-char remark

   Show marketing remark (570 chars)

   Welcome to The Fairways in Pelham Manor, where comfort and convenience meet. This inviting two-bedroom, one-bath condominium features beautifully stained hardwood floors, a working wood-burning fireplace, private in-unit laundry, and an eat-in kitchen. The open-concept living and dining area is enhanced by recessed lighting and an entry foyer, while spacious rooms and ample closet space add to the home’s appeal. Ideally located just steps from Four Corners shops, parks, Pelham Country Club, and transportation, with easy access via a convenient side entrance.

5. 2022-12-23
   soldstatus $390,000
6. 2022-12-20
   soldstatus $390,000 Closed 496-char remark

   Show marketing remark (496 chars)

   Welcome to The Fairways in Pelham Manor! Easy living in this two bedroom, 1 bath condo boasting hardwood floors, private laundry, eat in kitchen, fireplace, open concept living room/dining room, recessed lighting and an entry foyer. Spacious rooms, good closet space and fantastic location. Unit is easily accessed from side entrance and main entrance. Just steps to Four Corners shopping, beautiful park and Pelham Country Club. Easy access to transportation, highways and Metro North Railroad.

7. 2022-11-14
   status Pending 496-char remark

   Show marketing remark (496 chars)

   Welcome to The Fairways in Pelham Manor! Easy living in this two bedroom, 1 bath condo boasting hardwood floors, private laundry, eat in kitchen, fireplace, open concept living room/dining room, recessed lighting and an entry foyer. Spacious rooms, good closet space and fantastic location. Unit is easily accessed from side entrance and main entrance. Just steps to Four Corners shopping, beautiful park and Pelham Country Club. Easy access to transportation, highways and Metro North Railroad.

8. 2022-11-01
   listed $399,000 Active 496-char remark

   Show marketing remark (496 chars)

   Welcome to The Fairways in Pelham Manor! Easy living in this two bedroom, 1 bath condo boasting hardwood floors, private laundry, eat in kitchen, fireplace, open concept living room/dining room, recessed lighting and an entry foyer. Spacious rooms, good closet space and fantastic location. Unit is easily accessed from side entrance and main entrance. Just steps to Four Corners shopping, beautiful park and Pelham Country Club. Easy access to transportation, highways and Metro North Railroad.

ⓘ 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: $2,966 · $247/mo
• Projected year-2 tax: $5,581 · $465/mo
• Expected delta: +$2,615/yr (+$218/mo · 88.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 14 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: $91,764
• − Mortgage interest: −$27,168
• − Property taxes: −$2,966
• − Insurance: −$3,092
• − Repairs & maintenance: −$7,341
• − Management: −$7,341
• − HOA: −$7,188
• − Depreciation: −$14,109
• Taxable income: $22,559
• Est. tax owed @ 24.0%: −$5,414
• After-tax cash flow: $23,313/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

+21.6% since first listed

8 events — show timeline

• 2026-05-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Listed $485,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-23 Sold (Public Records) $390,000 Public Records
• 2022-12-20 Sold (MLS) $390,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-11-01 Listed $399,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+8.6%/yr

Latest (2025): $2,966 · +1.2% YoY. Source: county tax records.