150 Adelphi Ave Unit 150-152 · Harrison, NY 10528

$1,100,000

6 bd · 2.0 ba · 2,405 sqft · MultiFamily · 12 Days on market

Built 1961 Good condition 4,792 sqft lot $457/sqft · 39% below area Est $1802k · 39% 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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Schools +6.5/10.0
• Rent growth +4.9/5.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• 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 MLS

Excellent opportunity to own a well-maintained two-family duplex in a convenient Harrison location, just moments from Brentwood Park. A rare find, this versatile property is ideal for owner-occupants or investors. Each unit features 3 bedrooms, 1 full bathroom, hardwood floors, an eat-in kitchen, and a spacious combined living and dining area. The first-floor unit offers direct access to the basement with laundry, storage, and an attached 1-car garage. The second-floor unit also includes its own laundry and pull-down attic access for additional storage. Enjoy a beautiful quiet backyard with an oversized patio for entertaining, relaxing, or outdoor dining. Conveniently located by parks, shopping, restaurants, and Metro-North for an easy commute to NYC.

Key facts

• Harrison location
• Two-family duplex
• Brentwood park

Tags

• TWO-FAMILY DUPLEX
• HARRISON LOCATION
• BRENTWOOD PARK
• HARDWOOD FLOORS
• EAT-IN KITCHEN
• DIRECT ACCESS TO BASEMENT

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $1.10M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-542 ($-7k/yr) — negative. Per door: $-271/mo.
• To cash-flow at today's rent, offer at most $1.02M (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $901k (18.1% below list).
• Recommended offer: $901k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: schools A+, commute A+, employment 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.
• Market conditions: Rents rising fast (+9.7%/yr); 63 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $9,007/mo this rent would consume 70% of the median local household income ($154k/yr) (locally 461% 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 $8k of loan paydown is wiped out by about $33k 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major 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 $900,700 (18.1% 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $1,802,207
• List price: $1,100,000
• Delta: -38.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Calvert St	0.30mi	6/2.0	2,612 (+9%)	6mo	$1,275,000	$488	67
135 Webster Ave	0.12mi	6/—	2,678 (+11%)	12mo	$999,000	$373	65
97 Crotona Ave	0.13mi	6/2.0	2,232 (-7%)	23mo	$965,000	$432	63
136 Nelson Ave	0.31mi	5/2.0 (-1)	2,484 (+3%)	17mo	$955,000	$384	60
85 Franklin Ave	0.57mi	5/2.0 (-1)	2,337 (-3%)	9mo	$1,100,000	$471	57
183 Park Ave	0.59mi	5/3.0 (-1)	2,549 (+6%)	2mo	$1,125,000	$441	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.46×
• Total profit: $-164,989
• Equity at exit: $164,014

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $29,229
• Equity at exit: $95,108

Cash invested: $308,000 (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: 20.4×

Monthly cashflow live

• Estimated rent: $9,007 high
• Mortgage (P&I): −$5,769
• Tax est. 1.5%: −$1,375 /mo · $16,500/yr
• Insurance: −$458
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,891
• Net cashflow: $-542

Break-even live

Break-even rent $9,693

Max offer price $1,021,591

Occupancy floor —

Sensitivity live

Price	-10% $218	-5% $-162	+0% $-542	+5% $-922	+10% $-1,302
Rent	-10% $-1,253	-5% $-898	+0% $-542	+5% $-186	+10% $170
Rate	-1.0pp $12	-0.5pp $-262	base $-542	+0.5pp $-827	+1.0pp $-1,117

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$9,006
Total (2 units)			$9,007

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 Lorraine St Mamaroneck, NY	5.0	2.0	1926	$6,300	$3.27	0d	1	0.89mi

Listing history 2 events

1. 2026-05-04
   status Pending 761-char remark

   Show marketing remark (761 chars)

   Excellent opportunity to own a well-maintained two-family duplex in a convenient Harrison location, just moments from Brentwood Park. A rare find, this versatile property is ideal for owner-occupants or investors. Each unit features 3 bedrooms, 1 full bathroom, hardwood floors, an eat-in kitchen, and a spacious combined living and dining area. The first-floor unit offers direct access to the basement with laundry, storage, and an attached 1-car garage. The second-floor unit also includes its own laundry and pull-down attic access for additional storage. Enjoy a beautiful quiet backyard with an oversized patio for entertaining, relaxing, or outdoor dining. Conveniently located by parks, shopping, restaurants, and Metro-North for an easy commute to NYC.

2. 2026-04-20
   listed $1,100,000 Active 761-char remark

   Show marketing remark (761 chars)

   Excellent opportunity to own a well-maintained two-family duplex in a convenient Harrison location, just moments from Brentwood Park. A rare find, this versatile property is ideal for owner-occupants or investors. Each unit features 3 bedrooms, 1 full bathroom, hardwood floors, an eat-in kitchen, and a spacious combined living and dining area. The first-floor unit offers direct access to the basement with laundry, storage, and an attached 1-car garage. The second-floor unit also includes its own laundry and pull-down attic access for additional storage. Enjoy a beautiful quiet backyard with an oversized patio for entertaining, relaxing, or outdoor dining. Conveniently located by parks, shopping, restaurants, and Metro-North for an easy commute to NYC.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $108,084
• − Mortgage interest: −$61,617
• − Property taxes: −$16,500
• − Insurance: −$6,166
• − Repairs & maintenance: −$8,647
• − Management: −$8,647
• − Depreciation: −$32,000
• Taxable loss: −$25,493
• Est. tax savings @ 24.0%: +$6,118
• After-tax cash flow: $-384/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

A well-maintained two-family duplex with good condition and attractive curb appeal. Minor cosmetic updates could further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Trim and prune bushes — Improves landscaping and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim and prune bushes — Improves landscaping and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Listed $1,100,000 OneKey® MLS as Distributed by MLS Grid