412 Munro Ave Unit 2H · Mamaroneck, NY 10543

$268,000

1 bd · 1.0 ba · 775 sqft · Condo · 45 Days on market

Built 1927 $346/sqft · 6% below area Est $286k · 6% under

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Why this score? — see what drove the B- 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 +25.7/30.0
• ARV discount +10.3/15.0
• DSCR +8.6/10.0
• Schools +7.1/10.0
• 1% rule +6.8/10.0
• 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

Pristine apartment in desirable Heathcote Hill locale. Just steps to the wonderful Harbor Island waterfront park and the bustling village of Mamaroneck Ave. Shops, restaurants, gym, and Metro North are 2 blocks away! Beautiful pre war building! Only one flight of stairs up to tree top exposures from the lovely one bedroom apartment. STunning renovated bathroom, and eat in kitchen! Beautiful moldings and millwork plus hardwood floors throughout! Sun drenched, living room boasts beautiful picture window! Storage in building, and great closets! Don't miss this one!!

Key facts

• Quartz countertops
• Renovated kitchen
• Deep closet

Tags

• RENOVATED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DEEP CLOSET
• HARDWOOD FLOORS
• HIGH CEILINGS

Property features AI

Finance

• HOA & community: Pets allowed with size limit

Exterior

• Parking: Assigned parking in lot (waitlist)
• Utilities: Con-Edison electric; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave
• Bedrooms: 2nd floor entry
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Radiant heating; Wall/window AC unit(s)
• Interior features: Entrance foyer; High ceilings; Quartz/Quartzite counters; Outdoor space
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $268k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $268k).
• Recommended offer: $260k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Mamaroneck Avenue School (math 43% / reading 60%, grade C-, #1,041 of 2,108 statewide, top 50%, 684 students, 49% 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) — zoned schools average 31% FRL vs 12% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $2k of loan paydown is wiped out by about $8k 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 $75k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $17k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $268k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $259,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1927 — 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: 1.18% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $285,943
• List price: $268,000
• Delta: -6.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $9,730
• Equity at exit: $39,960

10-year hold

• IRR: 16.0%
• Equity multiple: 2.54×
• Total profit: $115,348
• Equity at exit: $23,172

Cash invested: $75,040 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,158 high
• Mortgage (P&I): −$1,405
• Tax est. 1.5%: −$335 /mo · $4,020/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $642

Break-even live

Break-even rent $2,344

Max offer price $268,000

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: $67,000
• Closing costs: $8,040
• 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	0.01mi
300 Livingston Ave Unit 3E Mamaroneck, NY	1.0	1.0	946	$3,600	$3.81	44d	1	0.11mi
338 Palmer Ave Unit B Mamaroneck, NY	2.0	1.0	900	$3,700	$4.11	25d	1	0.17mi
225 Stanley Ave #313 Mamaroneck, NY	1.0	1.0	825	$3,500	$4.24	25d	1	0.30mi
172 E Prospect Ave Unit 304 Mamaroneck, NY	1.0	2.0	925	$3,620	$3.91	44d	1	0.36mi
505 Rockland Ave Unit 2 Mamaroneck, NY	1.0	1.0	700	$2,800	$4.00	44d	1	0.42mi
416 Tompkins Ave Unit SECOND FLOOR Mamaroneck, NY	2.0	1.0	1100	$3,800	$3.45	44d	1	0.50mi
18 Grand St Mamaroneck, NY	1.0	1.0	790	$3,025	$3.83	21d	1	0.59mi
314 Larchmont Acres Unit 4C Mamaroneck, NY	2.0	1.0	1074	$2,985	$2.78	25d	1	0.63mi
746 Mamaroneck Ave Mamaroneck, NY	1.0–2.0	1.0–2.0	974	$3,665	$3.76	1d	16	0.66mi
4 Larchmont Acres Unit 4C Larchmont, NY	2.0	1.0	1074	$2,985	$2.78	25d	1	0.67mi
538 Jefferson Ave Mamaroneck, NY	1.0	1.0	600	$2,100	$3.50	44d	1	0.84mi
501 N Barry Ave Unit 2F Mamaroneck, NY	1.0	1.0	600	$2,150	$3.58	44d	1	0.87mi
1408 Henry Ave #1 Mamaroneck, NY	2.0	1.0	850	$3,200	$3.76	44d	1	1.19mi
1833 Palmer Ave Unit 3K Larchmont, NY	2.0	1.0	875	$2,700	$3.09	44d	1	1.30mi
57 West St Unit 1 Harrison, NY	1.0	1.0	826	$2,835	$3.43	25d	1	1.39mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-18
   days on market $268,000 Active 45 DOM
2. 2026-06-17
   days on market $268,000 Active 44 DOM
3. 2026-06-16
   days on market $268,000 Active 43 DOM
4. 2026-06-15
   days on market $268,000 Active 42 DOM
5. 2026-06-13
   days on market $268,000 Active 40 DOM
6. 2026-06-09
   days on market $268,000 Active 36 DOM
7. 2026-06-08
   days on market $268,000 Active 35 DOM
8. 2026-06-07
   days on market $268,000 Active 34 DOM
9. 2026-06-04
   days on market $268,000 Active 31 DOM
10. 2026-06-03
    days on market $268,000 Active 30 DOM
11. 2026-06-02
    days on market $268,000 Active 29 DOM
12. 2026-06-01
    days on market $268,000 Active 28 DOM
13. 2026-05-31
    days on market $268,000 Active 27 DOM
14. 2026-04-12
    listed $285,000 Active 980-char remark
15. 2017-01-07
    soldstatus $175,000 Sold 569-char remark

    Show marketing remark (569 chars)

    Pristine apartment in desirable Heathcote Hill locale. Just steps to the wonderful Harbor Island waterfront park and the bustling village of Mamaroneck Ave. Shops, restaurants, gym, and Metro North are 2 blocks away! Beautiful pre war building! Only one flight of stairs up to tree top exposures from the lovely one bedroom apartment. STunning renovated bathroom, and eat in kitchen! Beautiful moldings and millwork plus hardwood floors throughout! Sun drenched, living room boasts beautiful picture window! Storage in building, and great closets! Don't miss this one!!

16. 2017-01-07
    price $175,000 569-char remark

    Show marketing remark (569 chars)

    Pristine apartment in desirable Heathcote Hill locale. Just steps to the wonderful Harbor Island waterfront park and the bustling village of Mamaroneck Ave. Shops, restaurants, gym, and Metro North are 2 blocks away! Beautiful pre war building! Only one flight of stairs up to tree top exposures from the lovely one bedroom apartment. STunning renovated bathroom, and eat in kitchen! Beautiful moldings and millwork plus hardwood floors throughout! Sun drenched, living room boasts beautiful picture window! Storage in building, and great closets! Don't miss this one!!

17. 2017-01-05
    soldstatus $175,000

    Show marketing remark (613 chars)

    Pristine apartment in desirable Heathcote Hill locale. Just steps to the wonderful Harbor Island waterfront park and the bustling village of Mamaroneck Ave. Shops, restaurants, gym, and Metro North are 2 blocks away! Beautiful pre war building! Only one flight of stairs up to tree top exposures from the lovely one bedroom apartment. STunning renovated bathroom, and eat in kitchen! Beautiful moldings and millwork plus hardwood floors throughout! Sun drenched, living room boasts beautiful picture window! Storage in building, and great closets! Don't miss this one!! Additional Information: Amenities:Storage,

18. 2016-11-19
    historical Pending 569-char remark

    Show marketing remark (569 chars)

    Pristine apartment in desirable Heathcote Hill locale. Just steps to the wonderful Harbor Island waterfront park and the bustling village of Mamaroneck Ave. Shops, restaurants, gym, and Metro North are 2 blocks away! Beautiful pre war building! Only one flight of stairs up to tree top exposures from the lovely one bedroom apartment. STunning renovated bathroom, and eat in kitchen! Beautiful moldings and millwork plus hardwood floors throughout! Sun drenched, living room boasts beautiful picture window! Storage in building, and great closets! Don't miss this one!!

19. 2016-11-18
    price $180,000 569-char remark

    Show marketing remark (569 chars)

    Pristine apartment in desirable Heathcote Hill locale. Just steps to the wonderful Harbor Island waterfront park and the bustling village of Mamaroneck Ave. Shops, restaurants, gym, and Metro North are 2 blocks away! Beautiful pre war building! Only one flight of stairs up to tree top exposures from the lovely one bedroom apartment. STunning renovated bathroom, and eat in kitchen! Beautiful moldings and millwork plus hardwood floors throughout! Sun drenched, living room boasts beautiful picture window! Storage in building, and great closets! Don't miss this one!!

20. 2016-10-13
    listed $180,000 Active 569-char remark

    Show marketing remark (613 chars)

    Pristine apartment in desirable Heathcote Hill locale. Just steps to the wonderful Harbor Island waterfront park and the bustling village of Mamaroneck Ave. Shops, restaurants, gym, and Metro North are 2 blocks away! Beautiful pre war building! Only one flight of stairs up to tree top exposures from the lovely one bedroom apartment. STunning renovated bathroom, and eat in kitchen! Beautiful moldings and millwork plus hardwood floors throughout! Sun drenched, living room boasts beautiful picture window! Storage in building, and great closets! Don't miss this one!! Additional Information: Amenities:Storage,

21. 2016-10-13
    listed $180,000

    Show marketing remark (613 chars)

    Pristine apartment in desirable Heathcote Hill locale. Just steps to the wonderful Harbor Island waterfront park and the bustling village of Mamaroneck Ave. Shops, restaurants, gym, and Metro North are 2 blocks away! Beautiful pre war building! Only one flight of stairs up to tree top exposures from the lovely one bedroom apartment. STunning renovated bathroom, and eat in kitchen! Beautiful moldings and millwork plus hardwood floors throughout! Sun drenched, living room boasts beautiful picture window! Storage in building, and great closets! Don't miss this one!! Additional Information: Amenities:Storage,

22. 2005-04-15
    soldstatus $180,000
23. 2005-03-16
    price $189,000
24. 2005-03-16
    historical
25. 2005-02-07
    listed $180,000

ⓘ 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: $37,892
• − Mortgage interest: −$15,012
• − Property taxes: −$4,020
• − Insurance: −$1,340
• − Repairs & maintenance: −$3,031
• − Management: −$3,031
• − Depreciation: −$7,796
• Taxable income: $3,661
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $6,831/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

+48.9% since first listed

13 events — show timeline

• 2026-05-27 Price Changed $268,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-12 Listed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-07 Sold (MLS) $175,000 HGMLS
• 2017-01-07 Price Changed $175,000 HGMLS
• 2017-01-05 Sold (MLS) $175,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-19 Contingent — HGMLS
• 2016-11-18 Price Changed $180,000 HGMLS
• 2016-10-13 Listed $180,000 HGMLS
• 2016-10-13 Listed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2005-04-15 Sold (MLS) $180,000 HGMLS
• 2005-03-16 Delisted — HGMLS
• 2005-03-16 Price Changed $189,000 HGMLS
• 2005-02-07 Listed $180,000 HGMLS