11 Alden Rd Unit 1M · Larchmont, NY 10538

$278,888

1 bd · 1.0 ba · 875 sqft · Condo · 164 Days on market

Built 1926 $319/sqft · 6% above area Est $263k · 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 +22.4/30.0
• DSCR +7.2/10.0
• Schools +7.1/10.0
• 1% rule +5.9/10.0
• ARV discount +4.7/15.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to a completely updated one bedroom unit in walking distance to Metro North, shops, restaurants, Turtle Park and schools. There are Custom Grey kitchen cabinets with tons of storage in this beautiful eat -in-kitchen, hardwood floors in kitchen, hallway & living room. Bathroom has a beautiful custom vanity with ample amounts of storage, updated wall tiles and floor. Bedroom has numerous custom closets with tons of storage. Both Bedroom and living room are very spacious with a rustic exposed brick wall which runs the length of the apartment. Unit is on the first floor for easy access especially bringing in groceries and other items. There is free parking in the Physical Therapy Building on Boston Post Road if spaces available and you can also rent a space at the Dental office parking lot across Boston Post Road for a fee. Plans for updating basement level are in progress. A real gem!

Key facts

• Garage
• Built 1926
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $279k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $245k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.4% in Larchmont — 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 86/100 on livability (#18 in NY, #366 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: 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: 139 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $234k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $245,421 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $262,524
• List price: $278,888
• Delta: 6.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-15,522
• Equity at exit: $41,583

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $24,814
• Equity at exit: $24,113

Cash invested: $78,089 (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 10538

• Active inventory: 139
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,028 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,183/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $465

Break-even live

Break-even rent $2,440

Max offer price $278,888

Occupancy floor 80%

Sensitivity live

Price	-10% $658	-5% $561	+0% $465	+5% $369	+10% $272
Rent	-10% $226	-5% $345	+0% $465	+5% $585	+10% $704
Rate	-1.0pp $606	-0.5pp $536	base $465	+0.5pp $393	+1.0pp $319

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: $69,722
• Closing costs: $8,367
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1833 Palmer Ave Unit 3K Larchmont, NY	2.0	1.0	875	$2,700	$3.09	45d	1	0.41mi
4 Larchmont Acres Unit 4C Larchmont, NY	2.0	1.0	1074	$2,985	$2.78	26d	1	0.55mi
314 Larchmont Acres Unit 4C Mamaroneck, NY	2.0	1.0	1074	$2,985	$2.78	26d	1	0.57mi
5 Lester Pl Unit 1 Larchmont, NY	2.0	1.0	850	$3,200	$3.76	26d	1	0.85mi
505 Rockland Ave Unit 2 Mamaroneck, NY	1.0	1.0	700	$2,800	$4.00	45d	1	0.94mi
412 Munro Ave Apt 3F Mamaroneck, NY	1.0	1.0	750	$2,950	$3.93	45d	1	1.12mi
300 Livingston Ave Unit 3E Mamaroneck, NY	1.0	1.0	946	$3,600	$3.81	45d	1	1.20mi
338 Palmer Ave Unit B Mamaroneck, NY	2.0	1.0	900	$3,700	$4.11	26d	1	1.28mi
225 Stanley Ave #313 Mamaroneck, NY	1.0	1.0	825	$3,500	$4.24	26d	1	1.39mi
110 Stonelea Pl Unit 3B New Rochelle, NY	2.0	1.0	800	$2,650	$3.31	45d	1	1.46mi
120 Stonelea Pl Apt 3M New Rochelle, NY	1.0	1.0	750	$2,300	$3.07	20d	1	1.46mi
172 E Prospect Ave Unit 304 Mamaroneck, NY	1.0	2.0	925	$3,620	$3.91	45d	1	1.47mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-21
   days on market $278,888 Active 164 DOM
2. 2026-06-18
   days on market $278,888 Active 161 DOM
3. 2026-06-17
   days on market $278,888 Active 160 DOM
4. 2026-06-16
   days on market $278,888 Active 159 DOM
5. 2026-06-15
   days on market $278,888 Active 158 DOM
6. 2026-06-13
   days on market $278,888 Active 156 DOM
7. 2026-06-09
   days on market $278,888 Active 152 DOM
8. 2026-06-08
   days on market $278,888 Active 151 DOM
9. 2026-06-07
   days on market $278,888 Active 150 DOM
10. 2026-06-04
    days on market $278,888 Active 147 DOM
11. 2026-06-03
    days on market $278,888 Active 146 DOM
12. 2026-06-02
    days on market $278,888 Active 145 DOM
13. 2026-06-01
    days on market $278,888 Active 144 DOM
14. 2026-05-31
    days on market $278,888 Active 143 DOM
15. 2026-04-22
    price $278,888 921-char remark

    Show marketing remark (921 chars)

    Welcome home to a completely updated one bedroom unit in walking distance to Metro North, shops, restaurants, Turtle Park and schools. There are Custom Grey kitchen cabinets with tons of storage in this beautiful eat -in-kitchen, hardwood floors in kitchen, hallway & living room. Bathroom has a beautiful custom vanity with ample amounts of storage, updated wall tiles and floor. Bedroom has numerous custom closets with tons of storage. Both Bedroom and living room are very spacious with a rustic exposed brick wall which runs the length of the apartment. Unit is on the first floor for easy access especially bringing in groceries and other items. There is free parking in the Physical Therapy Building on Boston Post Road if spaces available and you can also rent a space at the Dental office parking lot across Boston Post Road for a fee. Plans for updating basement level are in progress. A real gem!

16. 2026-01-09
    listed $299,888 Active 921-char remark

    Show marketing remark (921 chars)

    Welcome home to a completely updated one bedroom unit in walking distance to Metro North, shops, restaurants, Turtle Park and schools. There are Custom Grey kitchen cabinets with tons of storage in this beautiful eat -in-kitchen, hardwood floors in kitchen, hallway & living room. Bathroom has a beautiful custom vanity with ample amounts of storage, updated wall tiles and floor. Bedroom has numerous custom closets with tons of storage. Both Bedroom and living room are very spacious with a rustic exposed brick wall which runs the length of the apartment. Unit is on the first floor for easy access especially bringing in groceries and other items. There is free parking in the Physical Therapy Building on Boston Post Road if spaces available and you can also rent a space at the Dental office parking lot across Boston Post Road for a fee. Plans for updating basement level are in progress. A real gem!

17. 2026-01-06
    historical $299,888 921-char remark

    Show marketing remark (921 chars)

    Welcome home to a completely updated one bedroom unit in walking distance to Metro North, shops, restaurants, Turtle Park and schools. There are Custom Grey kitchen cabinets with tons of storage in this beautiful eat -in-kitchen, hardwood floors in kitchen, hallway & living room. Bathroom has a beautiful custom vanity with ample amounts of storage, updated wall tiles and floor. Bedroom has numerous custom closets with tons of storage. Both Bedroom and living room are very spacious with a rustic exposed brick wall which runs the length of the apartment. Unit is on the first floor for easy access especially bringing in groceries and other items. There is free parking in the Physical Therapy Building on Boston Post Road if spaces available and you can also rent a space at the Dental office parking lot across Boston Post Road for a fee. Plans for updating basement level are in progress. A real gem!

18. 2014-03-15
    price $234,000 105-char remark

    Show marketing remark (105 chars)

    Soho charm! Ready to Move-in. Mint condition. Spacious redone 1 bedroom, lots of extras. 10 ft ceilings.

19. 2007-09-24
    historical 105-char remark

    Show marketing remark (105 chars)

    Soho charm! Ready to Move-in. Mint condition. Spacious redone 1 bedroom, lots of extras. 10 ft ceilings.

20. 2007-09-24
    soldstatus $234,000 105-char remark

    Show marketing remark (105 chars)

    Soho charm! Ready to Move-in. Mint condition. Spacious redone 1 bedroom, lots of extras. 10 ft ceilings.

21. 2007-08-03
    price $247,000 105-char remark

    Show marketing remark (105 chars)

    Soho charm! Ready to Move-in. Mint condition. Spacious redone 1 bedroom, lots of extras. 10 ft ceilings.

22. 2007-07-12
    listed $247,000 105-char remark

    Show marketing remark (105 chars)

    Soho charm! Ready to Move-in. Mint condition. Spacious redone 1 bedroom, lots of extras. 10 ft ceilings.

23. 2002-11-26
    soldstatus $149,500
24. 2002-09-13
    historical
25. 2002-08-26
    listed $149,500

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

Taxation est. · year 1

• Rental income: $36,341
• − Mortgage interest: −$15,622
• − Property taxes: −$4,183
• − Insurance: −$1,394
• − Repairs & maintenance: −$2,907
• − Management: −$2,907
• − Depreciation: −$8,113
• Taxable income: $1,214
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $5,290/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 — Larchmont

• Score: 86/100
• State rank: #18
• US rank: #366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,709

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Black 4% Asian 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Scotch-Irish 5% Italian 3% Romanian 3%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -535.56%
• Current HPI: 325.1393
• Rent YoY: —
• Metro: —
• 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

+86.5% since first listed

11 events — show timeline

• 2026-04-22 Price Changed $278,888 OneKey® MLS as Distributed by MLS Grid
• 2026-01-09 Listed $299,888 OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Coming Soon $299,888 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $234,000 HGMLS
• 2007-09-24 Sold (MLS) $234,000 HGMLS
• 2007-09-24 Delisted — HGMLS
• 2007-08-03 Price Changed $247,000 HGMLS
• 2007-07-12 Listed $247,000 HGMLS
• 2002-11-26 Sold (MLS) $149,500 HGMLS
• 2002-09-13 Delisted — HGMLS
• 2002-08-26 Listed $149,500 HGMLS