1015 Old Post Rd Unit 2H · Mamaroneck, NY 10543

$379,000

2 bd · 1.0 ba · 1,150 sqft · Condo · 50 Days on market

Built 1961 Good condition ↓ 4% since listing

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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).

• Cash flow +16.9/30.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Rent growth +4.2/5.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Mamaroneck's sought-after Orienta Gardens, where comfort, style, and convenience come together in this lovely 2-bedroom, 1-bath home. Offering approximately 1,150 square feet, this bright and spacious second-floor unit features a versatile, thoughtfully designed layout that feels inviting from the moment you arrive. A spacious dining area and abundant storage make the space very functional. Hardwood floors throughout the home and excellent closet space are sure to please. Both bedrooms are generously sized. Orienta Gardens is known for its beautifully maintained grounds and desirable amenities, including an in-ground pool, on-site laundry facilities, and assigned parking—on

Key facts

• In-ground pool
• Harbor island park
• Assigned parking

Tags

• IN-GROUND POOL
• ON-SITE LAUNDRY FACILITIES
• ASSIGNED PARKING
• HARBOR ISLAND PARK
• EASY ACCESS TO TRANSPORTATION
• MAMARONECK TRAIN STATION

Property features AI

Finance

• Other: Bicycle room; Property condition listed as actual; Living area recorded from public records
• HOA & community: Orienta Gardens Owners, Inc. association; Association amenities include elevator, maintenance (including grounds and snow removal), parking, pool, security, trash service

Exterior

• Parking: Assigned parking space in lot; Total of 1 parking space; No carport
• Security: Building security; Live-in superintendent
• Utilities: Con Edison electric; Natural gas connected; Public sewer; Water connected; Cable available; Trash collection (public)
• Home design: Stock cooperative; One-level entry; Three-story building; Second-floor unit
• Construction: Brick construction; Brick/mortar foundation; In-ground pool
• Exterior features: Courtyard; Near public transit; Near shops; Near school

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator; Freezer
• Bedrooms: Located on second floor
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (oil); Wall/window air conditioning units; Zoned cooling
• Interior features: Elevator; Entrance foyer; Storage; Walk-through kitchen; Common basement
• Laundry & utility: Common area laundry; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $379k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $363k (4.2% below list).
• Recommended offer: $363k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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); 126 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 34% of the median local income ($126k/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 $11k 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 50 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $362,939 (4.2% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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 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: 0.96% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 8.7

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: -7.8%
• Equity multiple: 0.70×
• Total profit: $-31,549
• Equity at exit: $56,510

10-year hold

• IRR: 6.0%
• Equity multiple: 1.52×
• Total profit: $55,151
• Equity at exit: $32,769

Cash invested: $106,120 (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: 126
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,629 high
• Mortgage (P&I): −$1,988
• Tax est. 1.5%: −$474 /mo · $5,685/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $248

Break-even live

Break-even rent $3,315

Max offer price $379,000

Occupancy floor 88%

Sensitivity live

Price	-10% $510	-5% $379	+0% $248	+5% $117	+10% $-14
Rent	-10% $-39	-5% $105	+0% $248	+5% $391	+10% $535
Rate	-1.0pp $439	-0.5pp $344	base $248	+0.5pp $150	+1.0pp $50

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	26d	1	0.34mi
4 Larchmont Acres Unit 4C Larchmont, NY	2.0	1.0	1074	$2,985	$2.78	26d	1	0.37mi
9 Ferndale Pl Larchmont, NY	3.0	1.5	1349	$4,500	$3.34	18d	1	0.45mi
412 Munro Ave Apt 3F Mamaroneck, NY	1.0	1.0	750	$2,950	$3.93	45d	1	0.50mi
505 Rockland Ave Unit 2 Mamaroneck, NY	1.0	1.0	700	$2,800	$4.00	45d	1	0.51mi
505 Prospect Ave Mamaroneck, NY	3.0	1.5	1500	$6,700	$4.47	15d	1	0.51mi
300 Livingston Ave Unit 3E Mamaroneck, NY	1.0	1.0	946	$3,600	$3.81	45d	1	0.57mi
338 Palmer Ave Unit B Mamaroneck, NY	2.0	1.0	900	$3,700	$4.11	26d	1	0.68mi
225 Stanley Ave #313 Mamaroneck, NY	1.0	1.0	825	$3,500	$4.24	26d	1	0.80mi
172 E Prospect Ave Unit 304 Mamaroneck, NY	1.0	2.0	925	$3,620	$3.91	45d	1	0.84mi
1833 Palmer Ave Unit 3K Larchmont, NY	2.0	1.0	875	$2,700	$3.09	45d	1	0.90mi
210 Union Ave Mamaroneck, NY	3.0	1.5	1000	$3,500	$3.50	26d	1	0.93mi
209 Halstead Ave Unit 3 Mamaroneck, NY	3.0	1.0	1500	$3,975	$2.65	45d	1	0.97mi
416 Tompkins Ave Unit SECOND FLOOR Mamaroneck, NY	2.0	1.0	1100	$3,800	$3.45	45d	1	0.98mi
18 Grand St Mamaroneck, NY	1.0	1.0	790	$3,025	$3.83	22d	1	1.08mi
746 Mamaroneck Ave Mamaroneck, NY	1.0–2.0	1.0–2.0	974	$5,720	$5.87	0d	17	1.14mi
5 Lester Pl Unit 1 Larchmont, NY	2.0	1.0	850	$3,200	$3.76	26d	1	1.36mi

HOA detail condo

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

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-13
   price $379,000
3. 2026-03-08
   listed $395,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 17 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: $43,553
• − Mortgage interest: −$21,230
• − Property taxes: −$5,685
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,484
• − Management: −$3,484
• − Depreciation: −$11,025
• Taxable loss: −$3,251
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $3,757/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

This 2-bedroom, 1-bath unit in Orienta Gardens is in good condition with minimal repairs needed. A fresh coat of paint on the exterior and cleaning the gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ 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: 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

-4.1% since first listed

3 events — show timeline

• 2026-04-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $379,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-08 Listed $395,000 OneKey® MLS as Distributed by MLS Grid