10 Old Mamaroneck Rd Unit 1A · White Plains, NY 10605

$80,000

2 bd · 1.5 ba · 900 sqft · Townhouse · 39 Days on market

Built 1961 Good condition Garage ↓ 53% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly Renovated Office Suite for Sale – Prime Location & Exceptional Value Don’t miss this rare opportunity to own a beautifully updated commercial office suite in a full-service doorman co-op building! Approx. 900 Sq Ft of Interior Space Fully Renovated – Move-In Ready Functional 2-Bedroom / 1.

Key facts

• Move-in ready
• Fully renovated
• Two private offices

Tags

• FULLY RENOVATED
• MOVE-IN READY
• TWO PRIVATE OFFICES
• CONVENIENT ACCESS TO MANHATTAN
• FLEXIBLE FLOOR PLAN

🏢 Co-op / cooperative unit. The $80,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.7% vs local median 4.3% in White Plains — 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 71/100 on livability (#410 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: amenities F, cost of living F.
• White Plains City School District (urban): math 49% / reading 54% proficiency, ranked #313 of 590 in NY (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: White Plains Middle School (math 36% / reading 53%, grade D, #348 of 729 statewide, top 50%, 1,517 students, 50% FRL); White Plains Senior High School (math 89% / reading 67%, grade A-, #577 of 1,100 statewide, top 52%, 2,220 students, 53% FRL).
• Market conditions: Rents rising fast (+6.4%/yr); 157 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 + 6.4% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($78k) 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1961 — 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. 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?
5. 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.
6. 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.
7. 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: 4.29% ✓
• Cap rate: 38.68%
• Cash-on-cash: 115.67%
• DSCR: 6.15
• GRM: 1.9

CMA / ARV

• ARV (median comp): $231,829
• List price: $80,000
• Delta: -65.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Doyer Ave Unit 6E	0.02mi	1/1.0 (-1)	920 (+2%)	1mo	$199,500	$217	87
10 Old Mamaroneck Rd Unit 5C	0.00mi	1/1.0 (-1)	875 (-3%)	2mo	$167,500	$191	86
20 Old Mamaroneck Rd Unit 2D	0.08mi	1/1.0 (-1)	940 (+4%)	2mo	$275,000	$293	80
90 Bryant Ave Unit 5B - Forrest	0.30mi	1/1.0 (-1)	825 (-8%)	2mo	$245,000	$297	64
101 Old Mamaroneck Rd Unit 1c5	0.34mi	2/1.0	1,000 (+11%)	2mo	$320,000	$320	62
512 Mamaroneck Ave Unit K	0.23mi	1/1.0 (-1)	800 (-11%)	2mo	$185,000	$231	62
3 Bryant Cres Unit 1D	0.57mi	2/1.0	950 (+6%)	1mo	$292,500	$308	61
50 Dekalb Ave Unit 2E	0.28mi	1/1.0 (-1)	780 (-13%)	2mo	$413,000	$529	56
3 Franklin Ave Unit 1N	0.72mi	1/1.0 (-1)	850 (-6%)	1mo	$270,000	$318	49
14 Soundview Ave #31	0.70mi	1/1.0 (-1)	800 (-11%)	2mo	$255,000	$319	40
4 Martine Ave #1511	0.71mi	1/1.0 (-1)	781 (-13%)	1mo	$430,000	$551	37
4 Martine #421	0.71mi	1/1.0 (-1)	777 (-14%)	1mo	$437,500	$563	36

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 · 6.44% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.11×
• Total profit: $136,894
• Equity at exit: $11,928

10-year hold

• IRR: —
• Equity multiple: 16.65×
• Total profit: $350,627
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 58 under contract
• Months of supply: 4.7 mo (21%/mo absorbed)
• Median asking: $342,000 ($355/sqft)
• Median days on market: 40 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -27.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10605

• Rents YoY: 6.4%
• Active inventory: 157
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $3,433 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $2,159

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 32%

Sensitivity live

Price	-10% $2,214	-5% $2,187	+0% $2,159	+5% $2,131	+10% $2,104
Rent	-10% $1,888	-5% $2,024	+0% $2,159	+5% $2,295	+10% $2,430
Rate	-1.0pp $2,199	-0.5pp $2,179	base $2,159	+0.5pp $2,138	+1.0pp $2,117

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Old Mamaroneck Rd Unit 4b White Plains, NY	1.0	1.0	600	$2,250	$3.75	23d	1	0.04mi
300 Mamaroneck Ave White Plains, NY	1.0–2.0	1.0–2.0	1017	$3,750	$3.69	4d	1	0.14mi
59 Old Mamaroneck Rd Unit 2E White Plains, NY	1.0	1.0	700	$1,912	$2.73	73d	1	0.20mi
15 Greenridge Ave Apt 8 White Plains, NY	1.0	1.0	1005	$2,750	$2.74	4d	1	0.23mi
250 Mamaroneck Ave White Plains, NY	3.0	1.0–2.5	1247	$8,363	$6.71	0d	111	0.25mi
3 Greenridge Ave Unit D7 White Plains, NY	1.0	1.0	720	$2,300	$3.19	38d	1	0.26mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	70d	1	0.29mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,150	$3.15	10d	1	0.29mi
47 Davis Ave Apt 2G White Plains, NY	1.0	1.0	850	$2,550	$3.00	17d	1	0.33mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	93d	1	0.38mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	832	$5,315	$6.39	0d	13	0.44mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	52d	1	0.44mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	52d	1	0.44mi
100 Hale Ave White Plains, NY	1.0–2.0	1.0–2.0	966	$4,840	$5.01	0d	9	0.45mi
31 Howard Ave Unit 2 White Plains, NY	1.0	1.0	1100	$2,800	$2.55	23d	1	0.49mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$5,461	$5.61	0d	21	0.50mi
254 Martine Ave Unit 3C White Plains, NY	2.0	1.0	1000	$2,850	$2.85	15d	1	0.61mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	64d	1	0.63mi
1 City Pl White Plains, NY	1.0–3.0	1.0–2.0	1011	$4,385	$4.34	0d	10	0.69mi
7-11 S Broadway White Plains, NY	1.0	1.0	927	$3,295	$3.55	3d	1	0.70mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	68d	2	0.70mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	93d	2	0.70mi
4 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	918	$3,850	$4.19	29d	3	0.70mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	51d	1	0.70mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	93d	1	0.72mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	93d	1	0.72mi
1 S Broadway Apt 6H White Plains, NY	2.0	1.0	1000	$2,750	$2.75	23d	1	0.72mi
4 Martine Ave #814 White Plains, NY	1.0	1.0	773	$2,800	$3.62	23d	1	0.72mi
34 S Lexington Ave White Plains, NY	1.0	1.0	741	$3,350	$4.52	1d	7	0.75mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$4,095	$4.95	0d	13	0.76mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	68d	1	0.76mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	52d	3	0.76mi
55 Bank St White Plains, NY	2.0	1.0–2.0	859	$5,823	$6.77	0d	21	0.78mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	71d	2	0.80mi
300 Main St White Plains, NY	1.0	1.0	844	$2,858	$3.39	13d	2	0.80mi
300 Main St White Plains, NY	1.0	1.0	844	$2,908	$3.44	14d	2	0.80mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	62d	1	0.82mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$4,195	$4.49	0d	37	0.83mi
121 Westmoreland Ave White Plains, NY	2.0	1.0–2.0	772	$4,000	$5.18	12d	2	0.83mi
121 Westmoreland Ave Apt 610 White Plains, NY	2.0	2.0	1115	$4,100	$3.68	17d	1	0.83mi

Property features AI

Finance

• HOA & community: Monthly association feeAssociation amenities include door person, park access, and trash serviceAssociation fees cover air conditioning, exterior maintenance, gas, grounds care, heat, hot water, sewer, snow removal, and trash (plus other items)

Exterior

• Parking: Garage (waitlist)
• Utilities: Shared sewerElectricity connected
• Home design: Stock cooperativeSeven-story buildingOne story unitEntry level is first floor
• Construction: Brick exterior
• Exterior features: Brick constructionNear public transit, schools, and shopsNot waterfront

Interior

• Kitchen: Gas water heater
• Bedrooms: Bedroom on the first floor
• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Central air conditioningForced air heatingHot water heatingNatural gas heating
• Interior features: First-floor bedroom and first-floor full bathroomNo basementFive total roomsOne level (entry level 1)
• Laundry & utility: Common area laundry

Listing history 32 events

1. 2026-07-10
   days on market $80,000 Active 39 DOM
2. 2026-07-09
   days on market $80,000 Active 38 DOM
3. 2026-07-07
   days on market $80,000 Active 36 DOM
4. 2026-07-06
   days on market $80,000 Active 35 DOM
5. 2026-07-06
   days on market $80,000 Active 34 DOM
6. 2026-07-05
   days on market $80,000 Active 33 DOM
7. 2026-07-03
   days on market $80,000 Active 32 DOM
8. 2026-07-02
   days on market $80,000 Active 31 DOM
9. 2026-07-01
   days on market $80,000 Active 30 DOM
10. 2026-06-30
    days on market $80,000 Active 29 DOM
11. 2026-06-29
    days on market $80,000 Active 28 DOM
12. 2026-06-28
    days on market $80,000 Active 27 DOM
13. 2026-06-27
    days on market $80,000 Active 26 DOM
14. 2026-06-26
    pricedays on market $80,000 Active 25 DOM
15. 2026-06-24
    days on market $119,000 Active 23 DOM
16. 2026-06-22
    days on market $119,000 Active 21 DOM
17. 2026-06-21
    days on market $119,000 Active 20 DOM
18. 2026-06-18
    days on market $119,000 Active 17 DOM
19. 2026-06-17
    days on market $119,000 Active 16 DOM
20. 2026-06-16
    days on market $119,000 Active 15 DOM
21. 2026-06-15
    price $119,000 Active 14 DOM
22. 2026-06-15
    days on market $170,000 Active 14 DOM
23. 2026-06-13
    days on market $170,000 Active 12 DOM
24. 2026-06-13
    days on market $170,000 Active 11 DOM
25. 2026-06-09
    days on market $170,000 Active 8 DOM
26. 2026-06-08
    days on market $170,000 Active 7 DOM
27. 2026-06-07
    days on market $170,000 Active 6 DOM
28. 2026-06-04
    days on market $170,000 Active 3 DOM
29. 2026-06-03
    days on market $170,000 Active 2 DOM
30. 2026-06-02
    days on marketlisting id $170,000 Active 1 DOM
31. 2026-06-02
    remarks 677-char remark
32. 2026-06-02
    listed $170,000 Active 152 DOM

ⓘ 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 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,194
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$3,296
• − Management: −$3,296
• − Depreciation: −$2,327
• Taxable income: $26,195
• Est. tax owed @ 24.0%: −$6,287
• After-tax cash flow: $19,623/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 · 7 photos

Good 80/100 Cosmetic rehab Est. rehab $4,500–$13,500 screening

This newly renovated office suite is move-in ready with modern amenities and a prime location.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and value ↑
• Resale Replace the kitchen faucet — Improves functionality and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Mamaroneck Avenue School F NY #1,444/2,108 Nat'l #19,648/41,679 Middle White Plains Middle School D NY #348/729 Nat'l #4,747/14,009 High White Plains Senior High School A- NY #577/1,100 Nat'l #1,312/17,239

Schools (NCES district)

• District: White Plains City School District
• NCES district ID: 3631260
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $78,366
• Composite: 46.72/100
• National rank: #2397
• State rank: #313 of 590 in NY

B Composite livability gradescore 71/100

Livability — White Plains

• Score: 71/100
• State rank: #410
• US rank: #6801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Plains, NY
• County: Westchester County · 1,028,035 people
• City population: 61,281
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 19,493
• Household income: $148,982
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 4% of renters

---

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 9% Asian 8% Black 8%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Scotch-Irish 5% Romanian 4% Italian 1%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% Other Indo-European 5% German/W. Germanic 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: ▼ -580.55%
• Current HPI: 266.0542
• Rent YoY: ▲ 6.44%
• 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

Property features AI

Finance

• HOA & community: Monthly association feeAssociation amenities include door person, park access, and trash serviceAssociation fees cover air conditioning, exterior maintenance, gas, grounds care, heat, hot water, sewer, snow removal, and trash (plus other items)

Exterior

• Parking: Garage (waitlist)
• Utilities: Shared sewerElectricity connected
• Home design: Stock cooperativeSeven-story buildingOne story unitEntry level is first floor
• Construction: Brick exterior
• Exterior features: Brick constructionNear public transit, schools, and shopsNot waterfront

Interior

• Kitchen: Gas water heater
• Bedrooms: Bedroom on the first floor
• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Central air conditioningForced air heatingHot water heatingNatural gas heating
• Interior features: First-floor bedroom and first-floor full bathroomNo basementFive total roomsOne level (entry level 1)
• Laundry & utility: Common area laundry

Price history

-52.9% since first listed

4 events — show timeline

• 2026-06-25 Price Changed $80,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-15 Price Changed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-01 Price Changed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-01 Listed $170,000 OneKey® MLS as Distributed by MLS Grid