240 Halstead Ave Unit B6 · Harrison, NY 10528

$275,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 20 Days on market

Built 1928 $540/mo HOA · 17% of rent

---

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 +13.6/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• 1% rule +6.3/10.0
• Rent growth +4.9/5.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In Heart Of Town, Circa 1928 Tudor Bldg; 1 Block Walk To Metro-north Train; New Kitchen & Bath; Hardwood Floors Throughout -- Possession Immediate

Key facts

• Natural light
• Functional layout
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• CUSTOM WOOD CABINETRY
• HARDWOOD FLOORS
• MARBLE-TOP SINK
• NATURAL LIGHT
• FUNCTIONAL LAYOUT

Property features AI

Finance

• HOA & community: Has association; Monthly association fee of $540; Association fee includes common area maintenance, heat, hot water, snow removal, and trash

Exterior

• Parking: On-street parking
• Utilities: Con Edison electric; Public sewer; Cable available; Electricity available; Natural gas available; Phone available; Public trash collection
• Home design: Condominium; Entry level: 1; 6th floor or higher unit
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas Range; Microwave; Refrigerator
• Bedrooms: Located on 6th floor or higher
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Steam heating; Natural gas heating; Other heating; Wall/Window AC unit(s)
• Interior features: Other interior features; Walk-up building; Outdoor space
• Laundry & utility: Common area laundry; Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $16 ($193/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 2.2% in Harrison — 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 72/100 on livability (#355 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A; Watch: housing C-, amenities F, cost of living F.
• Harrison Central School District (suburban): math 69% / reading 72% proficiency, ranked #92 of 590 in NY (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Parsons Memorial School (math 71% / reading 62%, grade B+, #575 of 2,108 statewide, top 27%, 488 students, 24% FRL); Louis M Klein Middle School (math 51% / reading 71%, grade B+, #150 of 729 statewide, top 21%, 824 students, 22% FRL); Harrison High School (math 96%, 1,064 students, 21% FRL).
• Market conditions: Rents rising fast (+9.7%/yr); 63 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 20 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $235k; 17% 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 $270,875 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.13% ✓
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.65×
• Total profit: $-26,677
• Equity at exit: $41,003

10-year hold

• IRR: 7.4%
• Equity multiple: 1.71×
• Total profit: $54,647
• Equity at exit: $23,777

Cash invested: $77,000 (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 10528

• Home prices YoY: -18.4%
• Rents YoY: 9.7%
• Active inventory: 63
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,118 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$351 /mo · $4,207/yr
• Insurance: −$115
• HOA: −$540
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $16

Break-even live

Break-even rent $3,098

Max offer price $275,000

Occupancy floor 94%

Sensitivity live

Price	-10% $172	-5% $94	+0% $16	+5% $-62	+10% $-140
Rent	-10% $-230	-5% $-107	+0% $16	+5% $139	+10% $262
Rate	-1.0pp $155	-0.5pp $86	base $16	+0.5pp $-55	+1.0pp $-128

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Halstead Ave Harrison, NY	1.0–3.0	1.0–3.0	1116	$3,985	$3.57	0d	1	0.27mi
550 Halstead Ave Harrison, NY	—	1.0	550	$2,400	$4.36	5d	1	0.54mi
560 Halstead Ave Unit 3L Harrison, NY	1.0	1.0	691	$2,950	$4.27	16d	1	0.61mi
501 N Barry Ave Unit 2F Mamaroneck, NY	1.0	1.0	600	$2,150	$3.58	45d	1	1.04mi
538 Jefferson Ave Mamaroneck, NY	1.0	1.0	600	$2,100	$3.50	45d	1	1.14mi
118 Maple Ave Unit 1 Rye, NY	2.0	1.0	750	$2,600	$3.47	22d	1	1.25mi

HOA detail condo

• Monthly dues: $540 · $6,480/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $275,000 Active 20 DOM
2. 2026-06-18
   days on market $275,000 Active 17 DOM
3. 2026-06-17
   days on market $275,000 Active 16 DOM
4. 2026-06-16
   days on market $275,000 Active 15 DOM
5. 2026-06-15
   days on market $275,000 Active 14 DOM
6. 2026-06-13
   days on market $275,000 Active 12 DOM
7. 2026-06-13
   days on market $275,000 Active 11 DOM
8. 2026-06-09
   days on market $275,000 Active 8 DOM
9. 2026-06-08
   days on market $275,000 Active 7 DOM
10. 2026-06-07
    days on market $275,000 Active 6 DOM
11. 2026-06-04
    days on market $275,000 Active 3 DOM
12. 2026-06-03
    days on market $275,000 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $275,000 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $4,207 · $351/mo
• Projected year-2 tax: $4,427 · $369/mo
• Expected delta: +$220/yr (+$18/mo · 5.2%)

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

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 · 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: $37,419
• − Mortgage interest: −$15,404
• − Property taxes: −$4,207
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,993
• − Management: −$2,993
• − HOA: −$6,480
• − Depreciation: −$8,000
• Taxable loss: −$4,035
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $1,161/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: Harrison Central School District
• NCES district ID: 3613740
• Math proficiency: 69% ▼ -6.00%
• Reading proficiency: 72% ▲ 6.00%
• Median HH income: $105,919
• Composite: 65.12/100
• National rank: #497
• State rank: #92 of 590 in NY

Livability — Harrison

• Score: 72/100
• State rank: #355
• US rank: #5963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, NY
• County: Westchester County · 709,332 people
• City population: 14,091
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 14,091
• Household income: $154,416
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 461.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 16% Asian 10% Two or more races 5% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Salvadoran 1%
• Common ancestry: Lithuanian 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 23% · Canada, Dominican Republic, China
• Languages at home: 70% English-only · Spanish 11% Other Indo-European 8% Other Asian/Pacific 7%

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: ▼ -66.61%
• Current HPI: 296.3824
• Rent YoY: ▲ 9.65%
• 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

+322.1% since first listed

9 events — show timeline

• 2026-06-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-28 Sold (Public Records) $235,000 Public Records
• 2005-05-27 Sold (Public Records) $194,500 Public Records
• 2003-09-22 Sold (MLS) $170,000 HGMLS
• 2003-08-14 Delisted — HGMLS
• 2003-08-14 Price Changed $189,500 HGMLS
• 2003-06-27 Listed $170,000 HGMLS
• 1989-08-16 Sold (Public Records) $65,156 Public Records

Property tax history

+0.7%/yr

Latest (2025): $4,207 · -8.7% YoY. Source: county tax records.