314 Livingston Ave Unit 203W · Mamaroneck, NY 10543

$214,000

1 bd · 1.0 ba · 750 sqft · Condo · 24 Days on market

Built 1921 $285/sqft · 25% below area Est $286k · 25% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +7.1/10.0
• Rent growth +4.2/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming building built in 1921 that has beautiful architectural features throughout. This bright corner unit offers a large bath with soaking tub, eat-in-kitchen, large bedroom, gracious living room and lots of closets. Its location is close to all that downtown Mamaroneck has to offer. Close to Harbor Island and Metro North. A commuter's dream! A must see before it's gone!

Key facts

• Built 1921
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $214k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $214k).
• Recommended offer: $211k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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+, schools B+; 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.
• Market conditions: Rents rising fast (+6.7%/yr); 124 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $1k of loan paydown is wiped out by about $6k 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 + 6.7% rent growth), your $60k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $170k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $210,790 (1.5% below list)

Questions for the listing agent

1. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
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. 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 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: 1.48% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.38%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $286,071
• List price: $214,000
• Delta: -25.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.7% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.71×
• Total profit: $42,371
• Equity at exit: $31,908

10-year hold

• IRR: 27.9%
• Equity multiple: 3.91×
• Total profit: $174,561
• Equity at exit: $18,503

Cash invested: $59,920 (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: 5.6×

Monthly cashflow live

• Estimated rent: $3,160 high
• Mortgage (P&I): −$1,122
• Tax est. 1.5%: −$268 /mo · $3,210/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $1,017

Break-even live

Break-even rent $1,872

Max offer price $214,000

Occupancy floor 63%

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 Munro Ave Apt 3F Mamaroneck, NY	1.0	1.0	750	$2,950	$3.93	44d	1	0.05mi
300 Livingston Ave Unit 3E Mamaroneck, NY	1.0	1.0	946	$3,600	$3.81	44d	1	0.06mi
338 Palmer Ave Unit B Mamaroneck, NY	2.0	1.0	900	$3,700	$4.11	24d	1	0.17mi
225 Stanley Ave #313 Mamaroneck, NY	1.0	1.0	825	$3,500	$4.24	24d	1	0.31mi
172 E Prospect Ave Unit 304 Mamaroneck, NY	1.0	2.0	925	$3,620	$3.91	44d	1	0.32mi
416 Tompkins Ave Unit SECOND FLOOR Mamaroneck, NY	2.0	1.0	1100	$3,800	$3.45	44d	1	0.47mi
505 Rockland Ave Unit 2 Mamaroneck, NY	1.0	1.0	700	$2,800	$4.00	44d	1	0.47mi
18 Grand St Mamaroneck, NY	1.0	1.0	790	$3,025	$3.83	21d	1	0.60mi
746 Mamaroneck Ave Mamaroneck, NY	1.0–2.0	1.0–2.0	974	$3,665	$3.76	1d	16	0.67mi
314 Larchmont Acres Unit 4C Mamaroneck, NY	2.0	1.0	1074	$2,985	$2.78	24d	1	0.68mi
4 Larchmont Acres Unit 4C Larchmont, NY	2.0	1.0	1074	$2,985	$2.78	24d	1	0.71mi
538 Jefferson Ave Mamaroneck, NY	1.0	1.0	600	$2,100	$3.50	44d	1	0.82mi
501 N Barry Ave Unit 2F Mamaroneck, NY	1.0	1.0	600	$2,150	$3.58	44d	1	0.85mi
1408 Henry Ave #1 Mamaroneck, NY	2.0	1.0	850	$3,200	$3.76	44d	1	1.15mi
1833 Palmer Ave Unit 3K Larchmont, NY	2.0	1.0	875	$2,700	$3.09	44d	1	1.34mi
57 West St Unit 1 Harrison, NY	1.0	1.0	826	$2,835	$3.43	24d	1	1.36mi

HOA detail condo

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

Listing history 10 events

1. 2026-05-11
   status Pending 395-char remark

   Show marketing remark (395 chars)

   Welcome to this charming building built in 1921 that has beautiful architectural features throughout. This bright corner unit offers a large bath with soaking tub, eat-in-kitchen, large bedroom, gracious living room and lots of closets. Its location is close to all that downtown Mamaroneck has to offer. Close to Harbor Island and Metro North. A commuter's dream! A must see before it's gone!

2. 2026-04-17
   listed $214,000 Active 395-char remark

   Show marketing remark (395 chars)

   Welcome to this charming building built in 1921 that has beautiful architectural features throughout. This bright corner unit offers a large bath with soaking tub, eat-in-kitchen, large bedroom, gracious living room and lots of closets. Its location is close to all that downtown Mamaroneck has to offer. Close to Harbor Island and Metro North. A commuter's dream! A must see before it's gone!

3. 2020-03-05
   soldstatus $170,000 Sold 508-char remark

   Show marketing remark (508 chars)

   Great one bedroom apartment in the the heart of Mamaroneck. This charming pre-war coop is near Mamaroneck Metro North train station, Harbor Island Park & Beach, Library, Emelin Theater, and Mamaroneck Avenue restaurants and shops. Easy commute to NYC, Greenwich, Stamford and White Plains. Impeccably maintained building with Superintendent living on premises. Main lobby with access to large shared rear deck and gas BBQ grill. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

4. 2019-12-23
   status Pending 508-char remark

   Show marketing remark (508 chars)

   Great one bedroom apartment in the the heart of Mamaroneck. This charming pre-war coop is near Mamaroneck Metro North train station, Harbor Island Park & Beach, Library, Emelin Theater, and Mamaroneck Avenue restaurants and shops. Easy commute to NYC, Greenwich, Stamford and White Plains. Impeccably maintained building with Superintendent living on premises. Main lobby with access to large shared rear deck and gas BBQ grill. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

5. 2019-09-23
   listed $185,000 Active 508-char remark

   Show marketing remark (508 chars)

   Great one bedroom apartment in the the heart of Mamaroneck. This charming pre-war coop is near Mamaroneck Metro North train station, Harbor Island Park & Beach, Library, Emelin Theater, and Mamaroneck Avenue restaurants and shops. Easy commute to NYC, Greenwich, Stamford and White Plains. Impeccably maintained building with Superintendent living on premises. Main lobby with access to large shared rear deck and gas BBQ grill. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

6. 2002-10-17
   historical
7. 2002-09-16
   listed
8. 2001-12-20
   soldstatus $126,000
9. 2001-10-23
   historical
10. 2001-08-15
    listed $126,000

ⓘ 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 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 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,919
• − Mortgage interest: −$11,987
• − Property taxes: −$3,210
• − Insurance: −$1,070
• − Repairs & maintenance: −$3,034
• − Management: −$3,034
• − Depreciation: −$6,225
• Taxable income: $9,359
• Est. tax owed @ 24.0%: −$2,246
• After-tax cash flow: $9,963/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

+69.8% since first listed

10 events — show timeline

• 2026-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Listed $214,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-05 Sold (MLS) $170,000 OneKey® MLS as Distributed by MLS Grid
• 2019-12-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-09-23 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2002-10-17 Delisted — HGMLS
• 2002-09-16 Listed — HGMLS
• 2001-12-20 Sold (MLS) $126,000 HGMLS
• 2001-10-23 Delisted — HGMLS
• 2001-08-15 Listed $126,000 HGMLS