420 Grant Ter · Mamaroneck, NY 10543

$749,000

2 bd · 2.5 ba · 2,368 sqft · SingleFamily public records · 12 Days on market

Built 1955 0.29 ac lot $316/sqft · 36% below area Est $1173k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Schools +7.1/10.0
• Rent growth +4.2/5.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A rare ranch-style home ideally located in sought-after Harbor Heights. Offering 4 bedrooms, 2.1 bathrooms, and 2,368 square feet (approx. ), this home is set on a quiet cul-de-sac on . 29 acres, providing a lovely setting with scenic treetop views. The property features an expansive front yard with a patio, ideal for outdoor entertaining and gardening. A wonderful opportunity to update, expand, or customize to suit your needs. The main level includes an entry foyer with closet, an oversized living room with a wood-burning fireplace and sliding doors to a terrace overlooking the treetops, an eat-in kitchen with stainless steel appliances, dining area, and oversized pantry, a full hall bathr

Key facts

• 0.29 acre lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Driveway; Private garage with 1 garage space; Additional storage; Garage and driveway access
• Security: Smoke detector(s)
• Utilities: Electric service by Con-Edison; Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone connected; Public trash collection; Water connected
• Home design: Single family residence; Two levels; Actual property condition
• Construction: Block foundation; Block, frame, and wood siding construction
• Exterior features: Balcony; Outdoor lighting; Mailbox; Back yard; Front yard; Garden; Landscaped grounds; Level lot; Cul-de-sac location; Near public transit, schools, and shops; Private setting; Wooded areas; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood; Linoleum; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath; Ceiling fan(s); Eat-in kitchen; Original details; Storage; Walk-through kitchen; Aluminum window frames with blinds, drapes, and screens; Covered terrace
• Laundry & utility: Washer and dryer; Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $749k.

Deal economics

• At list price, monthly cash flow is $-545 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $653k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $583k (22.2% below list).
• Recommended offer: $583k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Mamaroneck Avenue School (math 43% / reading 60%, grade C-, #1,041 of 2,108 statewide, top 50%, 684 students, 49% 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) — zoned schools average 31% FRL vs 12% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.7%/yr); 124 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• At $5,826/mo this rent would consume 55% 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 $5k of loan paydown is wiped out by about $22k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $233k; list at $749k implies a 221% gain — meaningful room to come down on a strong offer.

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 $582,618 (22.2% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $1,172,712
• List price: $749,000
• Delta: -36.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Braxmar Dr S	0.41mi	3/2.5 (+1)	2,220 (-6%)	6mo	$1,103,000	$497	60
426 Chestnut Ave	0.21mi	3/3.5 (+1)	2,300 (-3%)	22mo	$975,000	$424	58
340 Wagner Ave	0.60mi	3/1.5 (+1)	2,430 (+3%)	16mo	$999,999	$412	45
17 Bellain Ave	0.41mi	3/3.5 (+1)	2,658 (+12%)	9mo	$1,315,000	$495	44
314 Hunter St	0.59mi	3/3.5 (+1)	2,088 (-12%)	0mo	$1,212,500	$581	43
629 Hillside Ave	0.52mi	3/1.5 (+1)	2,030 (-14%)	0mo	$995,000	$490	43
411 Wagner Ave	0.55mi	3/3.5 (+1)	2,130 (-10%)	11mo	$1,465,000	$688	40
23 Bentay Dr	0.31mi	3/2.5 (+1)	2,028 (-14%)	24mo	$1,024,000	$505	37
89 Park Ave	0.71mi	3/2.0 (+1)	2,173 (-8%)	13mo	$840,000	$387	35
215 Frank Ave	0.75mi	3/2.5 (+1)	2,081 (-12%)	7mo	$1,400,923	$673	34

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: -17.5%
• Equity multiple: 0.36×
• Total profit: $-133,503
• Equity at exit: $111,678

10-year hold

• IRR: -3.8%
• Equity multiple: 0.71×
• Total profit: $-61,024
• Equity at exit: $64,760

Cash invested: $209,720 (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: 10.7×

Monthly cashflow live

• Estimated rent: $5,826 high
• Mortgage (P&I): −$3,928
• Tax from tax record: −$908 /mo · $10,891/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,223
• Net cashflow: $-545

Break-even live

Break-even rent $6,516

Max offer price $652,761

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-333	+0% $-545	+5% $-757	+10% $-969
Rent	-10% $-1,005	-5% $-775	+0% $-545	+5% $-315	+10% $-85
Rate	-1.0pp $-168	-0.5pp $-354	base $-545	+0.5pp $-739	+1.0pp $-936

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 2nd St Mamaroneck, NY	2.0	1.0	2060	$3,000	$1.46	45d	1	0.34mi
140 Rockwell St Unit A Harrison, NY	3.0	2.5	1850	$7,000	$3.78	5d	1	0.75mi
69 Oak St Unit B Harrison, NY	3.0	3.5	2100	$7,000	$3.33	1d	1	0.75mi
69 Ellsworth Ave Harrison, NY	3.0	2.5	2000	$6,500	$3.25	44d	1	0.86mi
8 Davenport St Harrison, NY	3.0	2.0	1700	$5,000	$2.94	3d	1	0.92mi
89 Crystal St Harrison, NY	3.0	2.5	1700	$8,250	$4.85	19d	1	1.00mi
87 Crystal St Harrison, NY	3.0	2.5	1700	$8,250	$4.85	19d	1	1.01mi
332 Halstead Ave Harrison, NY	1.0–3.0	1.0–3.0	1116	$5,902	$5.29	1d	1	1.13mi
658 Shore Acres Dr Mamaroneck, NY	3.0	3.5	2062	$18,000	$8.73	1d	1	1.16mi

Listing history 4 events

1. 2026-05-18
   status Pending 1683-char remark
2. 2026-05-04
   listed $749,000 Active 1683-char remark
3. 1998-12-03
   soldstatus $233,000
4. 1986-05-19
   soldstatus $199,500

ⓘ 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: $10,891 · $908/mo
• Projected year-2 tax: $11,774 · $981/mo
• Expected delta: +$884/yr (+$74/mo · 8.1%)

ⓘ 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 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: $69,914
• − Mortgage interest: −$41,956
• − Property taxes: −$10,891
• − Insurance: −$3,745
• − Repairs & maintenance: −$5,593
• − Management: −$5,593
• − Depreciation: −$21,789
• Taxable loss: −$19,652
• Est. tax savings @ 24.0%: +$4,717
• After-tax cash flow: $-1,821/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

+275.4% since first listed

4 events — show timeline

• 2026-05-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Listed $749,000 OneKey® MLS as Distributed by MLS Grid
• 1998-12-03 Sold (Public Records) $233,000 Public Records
• 1986-05-19 Sold (Public Records) $199,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $10,891 · +6.1% YoY. Source: county tax records.