50 West St Unit A1G · Harrison, NY 10528

$299,000

2 bd · 1.0 ba · 770 sqft · Condo · 99 Days on market

Built 1959 $388/sqft · 6% above area Est $283k · 6% over

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Schools +6.5/10.0
• ARV discount +4.9/15.0
• Rent growth +4.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the beautifully maintained Gardens West Cooperative - unit A1G. This fully renovated 2-bedroom end-unit, ideally located off the corner of West Street near Halstead Ave, offers comfort, convenience, and effortless living. Perfect for downsizers or renters ready to step into homeownership. You’ll love the updated kitchen featuring new countertops and stainless steel appliances, along with well-proportioned rooms that provide both comfort and flexibility for everyday living or relaxing at home. Residents enjoy excellent conveniences including an on-site laundry room, convenient storage unit (based on availability), and inviting green space - complete with an outdoor grill, perfect for unwinding and enjoying the outdoors. One parking space is included in the maintenance (with a possible second space available for an additional fee). On street parking during the day is easy! Ideally located just moments from shopping, dining, and daily essentials—including DeCicco & Sons—and close to major roadways for an easy commute. The turnkey home you’ve been waiting for. Simply move in and start enjoying! Furnishing also available for sale, feel free to inquiry!

Key facts

• Garage
• Built 1959
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $272k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); 62 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $9k 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 + 8.0% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $245k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $272,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.18% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $282,877
• List price: $299,000
• Delta: 5.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $15,346
• Equity at exit: $44,582

10-year hold

• IRR: 18.2%
• Equity multiple: 2.87×
• Total profit: $156,259
• Equity at exit: $25,852

Cash invested: $83,720 (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 10528

• Home prices YoY: -18.4%
• Rents YoY: 9.7%
• Active inventory: 62
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,513 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$738
• Net cashflow: $709

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 75%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 West St Unit 1 Harrison, NY	1.0	1.0	826	$2,835	$3.43	24d	1	0.04mi
1408 Henry Ave #1 Mamaroneck, NY	2.0	1.0	850	$3,200	$3.76	43d	1	0.22mi
53 Rose Ave Unit 2 Harrison, NY	3.0	1.0	1000	$3,300	$3.30	24d	1	0.30mi
501 N Barry Ave Unit 2F Mamaroneck, NY	1.0	1.0	600	$2,150	$3.58	43d	1	0.50mi
538 Jefferson Ave Mamaroneck, NY	1.0	1.0	600	$2,100	$3.50	43d	1	0.60mi
97 Crotona Ave Unit 1 Harrison, NY	3.0	1.0	1000	$3,900	$3.90	43d	1	0.64mi
74 Nelson Ave Apt 1 Harrison, NY	2.0	1.0	900	$4,000	$4.44	43d	1	0.72mi
74 Nelson Ave Apt 4 Harrison, NY	2.0	1.0	914	$4,500	$4.92	43d	1	0.72mi
48 Oakland Ave Harrison, NY	2.0	1.0	1000	$3,000	$3.00	24d	1	0.73mi
332 Halstead Ave Harrison, NY	1.0–3.0	1.0–3.0	1116	$5,902	$5.29	1d	1	0.81mi
416 Tompkins Ave Unit SECOND FLOOR Mamaroneck, NY	2.0	1.0	1100	$3,800	$3.45	43d	1	0.87mi
210 Union Ave Mamaroneck, NY	3.0	1.5	1000	$3,500	$3.50	24d	1	0.91mi
746 Mamaroneck Ave Mamaroneck, NY	1.0–2.0	1.0–2.0	974	$6,015	$6.17	1d	16	0.97mi
18 Grand St Mamaroneck, NY	1.0	1.0	790	$3,025	$3.83	20d	1	0.98mi
172 E Prospect Ave Unit 304 Mamaroneck, NY	1.0	2.0	925	$3,620	$3.91	43d	1	1.01mi
225 Stanley Ave #313 Mamaroneck, NY	1.0	1.0	825	$3,500	$4.24	24d	1	1.13mi
560 Halstead Ave Unit 3L Harrison, NY	1.0	1.0	691	$2,950	$4.27	15d	1	1.15mi
338 Palmer Ave Unit B Mamaroneck, NY	2.0	1.0	900	$3,700	$4.11	24d	1	1.21mi
300 Livingston Ave Unit 3E Mamaroneck, NY	1.0	1.0	946	$3,600	$3.81	43d	1	1.28mi
412 Munro Ave Apt 3F Mamaroneck, NY	1.0	1.0	750	$2,950	$3.93	43d	1	1.36mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-18
   days on market $299,000 Active 99 DOM
2. 2026-06-17
   days on market $299,000 Active 98 DOM
3. 2026-06-16
   days on market $299,000 Active 97 DOM
4. 2026-06-15
   days on market $299,000 Active 96 DOM
5. 2026-06-13
   days on market $299,000 Active 94 DOM
6. 2026-06-13
   days on market $299,000 Active 93 DOM
7. 2026-06-09
   days on market $299,000 Active 90 DOM
8. 2026-06-08
   days on market $299,000 Active 89 DOM
9. 2026-06-07
   days on market $299,000 Active 88 DOM
10. 2026-06-04
    days on market $299,000 Active 85 DOM
11. 2026-06-03
    days on market $299,000 Active 84 DOM
12. 2026-06-02
    days on market $299,000 Active 83 DOM
13. 2026-06-01
    days on market $299,000 Active 82 DOM
14. 2026-05-31
    days on market $299,000 Active 81 DOM
15. 2026-03-11
    listed $305,000 Active 1215-char remark

    Show marketing remark (1215 chars)

    Welcome home to the beautifully maintained Gardens West Cooperative - unit A1G. This fully renovated 2-bedroom end-unit, ideally located off the corner of West Street near Halstead Ave, offers comfort, convenience, and effortless living. Perfect for downsizers or renters ready to step into homeownership. You’ll love the updated kitchen featuring new countertops and stainless steel appliances, along with well-proportioned rooms that provide both comfort and flexibility for everyday living or relaxing at home. Residents enjoy excellent conveniences including an on-site laundry room, convenient storage unit (based on availability), and inviting green space - complete with an outdoor grill, perfect for unwinding and enjoying the outdoors. One parking space is included in the maintenance (with a possible second space available for an additional fee). On street parking during the day is easy! Ideally located just moments from shopping, dining, and daily essentials—including DeCicco & Sons—and close to major roadways for an easy commute. The turnkey home you’ve been waiting for. Simply move in and start enjoying! Furnishing also available for sale, feel free to inquiry!

16. 2026-02-26
    historical $305,000 1215-char remark

    Show marketing remark (1215 chars)

    Welcome home to the beautifully maintained Gardens West Cooperative - unit A1G. This fully renovated 2-bedroom end-unit, ideally located off the corner of West Street near Halstead Ave, offers comfort, convenience, and effortless living. Perfect for downsizers or renters ready to step into homeownership. You’ll love the updated kitchen featuring new countertops and stainless steel appliances, along with well-proportioned rooms that provide both comfort and flexibility for everyday living or relaxing at home. Residents enjoy excellent conveniences including an on-site laundry room, convenient storage unit (based on availability), and inviting green space - complete with an outdoor grill, perfect for unwinding and enjoying the outdoors. One parking space is included in the maintenance (with a possible second space available for an additional fee). On street parking during the day is easy! Ideally located just moments from shopping, dining, and daily essentials—including DeCicco & Sons—and close to major roadways for an easy commute. The turnkey home you’ve been waiting for. Simply move in and start enjoying! Furnishing also available for sale, feel free to inquiry!

17. 2022-12-22
    soldstatus $245,000 Closed 870-char remark

    Show marketing remark (870 chars)

    Totally renovated and ready to move right in! This pet friendly open concept 2 bedroom apartment lives large and will surely make you feel right at home with your own separate entrance, bright natural lighting, ample closet space, and beautiful porcelain wood-look tile flooring. The kitchen boasts brand new quartz countertops and tile back splash, stainless steel appliances, a huge island, and tons of storage for all your kitchen gadgets! The bathroom is also fully renovated. The property is kept in mint condition with many upgrades done to the complex in the past few years and has great landscaping and room to play and grill. The complex is conveniently located to restaurants, supermarkets, pharmacies, shops, parks, Harrison Metro North, night life, etc. Make your appointment today! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Detached,

18. 2022-10-09
    status Pending 870-char remark

    Show marketing remark (870 chars)

    Totally renovated and ready to move right in! This pet friendly open concept 2 bedroom apartment lives large and will surely make you feel right at home with your own separate entrance, bright natural lighting, ample closet space, and beautiful porcelain wood-look tile flooring. The kitchen boasts brand new quartz countertops and tile back splash, stainless steel appliances, a huge island, and tons of storage for all your kitchen gadgets! The bathroom is also fully renovated. The property is kept in mint condition with many upgrades done to the complex in the past few years and has great landscaping and room to play and grill. The complex is conveniently located to restaurants, supermarkets, pharmacies, shops, parks, Harrison Metro North, night life, etc. Make your appointment today! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Detached,

19. 2022-09-20
    price $249,000 870-char remark

    Show marketing remark (870 chars)

    Totally renovated and ready to move right in! This pet friendly open concept 2 bedroom apartment lives large and will surely make you feel right at home with your own separate entrance, bright natural lighting, ample closet space, and beautiful porcelain wood-look tile flooring. The kitchen boasts brand new quartz countertops and tile back splash, stainless steel appliances, a huge island, and tons of storage for all your kitchen gadgets! The bathroom is also fully renovated. The property is kept in mint condition with many upgrades done to the complex in the past few years and has great landscaping and room to play and grill. The complex is conveniently located to restaurants, supermarkets, pharmacies, shops, parks, Harrison Metro North, night life, etc. Make your appointment today! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Detached,

20. 2022-09-12
    listed $265,000 Active 870-char remark

    Show marketing remark (870 chars)

    Totally renovated and ready to move right in! This pet friendly open concept 2 bedroom apartment lives large and will surely make you feel right at home with your own separate entrance, bright natural lighting, ample closet space, and beautiful porcelain wood-look tile flooring. The kitchen boasts brand new quartz countertops and tile back splash, stainless steel appliances, a huge island, and tons of storage for all your kitchen gadgets! The bathroom is also fully renovated. The property is kept in mint condition with many upgrades done to the complex in the past few years and has great landscaping and room to play and grill. The complex is conveniently located to restaurants, supermarkets, pharmacies, shops, parks, Harrison Metro North, night life, etc. Make your appointment today! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Detached,

21. 2022-09-09
    historical $265,000 870-char remark

    Show marketing remark (870 chars)

    Totally renovated and ready to move right in! This pet friendly open concept 2 bedroom apartment lives large and will surely make you feel right at home with your own separate entrance, bright natural lighting, ample closet space, and beautiful porcelain wood-look tile flooring. The kitchen boasts brand new quartz countertops and tile back splash, stainless steel appliances, a huge island, and tons of storage for all your kitchen gadgets! The bathroom is also fully renovated. The property is kept in mint condition with many upgrades done to the complex in the past few years and has great landscaping and room to play and grill. The complex is conveniently located to restaurants, supermarkets, pharmacies, shops, parks, Harrison Metro North, night life, etc. Make your appointment today! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Detached,

22. 2017-10-24
    soldstatus $200,000 Sold
23. 2017-10-12
    listed Pending
24. 2017-10-11
    soldstatus $200,000 Sold
25. 2017-08-25
    historical Pending
26. 2017-06-13
    price $215,000
27. 2017-02-18
    listed $245,000 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 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: $42,161
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,373
• − Management: −$3,373
• − Depreciation: −$8,698
• Taxable income: $3,989
• Est. tax owed @ 24.0%: −$957
• After-tax cash flow: $7,554/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

+24.5% since first listed

13 events — show timeline

• 2026-03-11 Listed $305,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Coming Soon $305,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-22 Sold (MLS) $245,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-09-20 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-12 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-09 Coming Soon $265,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-24 Sold (MLS) $200,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-12 Listed — OneKey® MLS as Distributed by MLS Grid
• 2017-10-11 Sold (MLS) $200,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-25 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-06-13 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-18 Listed $245,000 OneKey® MLS as Distributed by MLS Grid