914 Wynnewood Rd Unit LL1 · Pelham Manor, NY 10803

$260,000

1 bd · 1.0 ba · 491 sqft · Condo · 7 Days on market

Built 1928 $447/mo HOA · 13% of rent

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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 +23.1/30.0
• 1% rule +8.1/10.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Hidden gem in the highly sought-after condominium complex, The Fairways! Located on the lower level of a pristinely maintained, Tudor-style building with classic pre-war construction, this charming 1 bedroom, 1 bath condo is move-in ready! The entire apartment has been freshly painted, showcasing beautiful, gleaming hardwood floors throughout. Enjoy cooking and dining in the inviting eat-in kitchen, complete with newer stainless steel appliances. Building amenities include a community room, a common laundry area, and beautifully landscaped outdoor spaces. This unit comes with one assigned outdoor parking space. Unbeatable Pelham Manor location offering convenience and classic Westchester c

Key facts

• Pre-war construction
• Eat-in kitchen
• Tudor-style building

Tags

• TUDOR-STYLE BUILDING
• PRE-WAR CONSTRUCTION
• HARDWOOD FLOORS
• EAT-IN KITCHEN
• LANDSCAPED OUTDOOR SPACES
• ASSIGNED OUTDOOR PARKING SPACE

Property features AI

Finance

• HOA & community: Has association (The Fairways); Association fee $447 monthly; HOA fee covers common area maintenance, electricity, exterior maintenance, heat, hot water, and snow removal

Exterior

• Parking: Assigned parking (1 space); Parking fee of $50
• Utilities: Public sewer; Trash collection (public)
• Home design: Condominium; Entry level: 1
• Construction: Brick construction
• Exterior features: Bicycle room; Outdoor space; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 rooms total
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning unit(s)
• Interior features: Open kitchen; Walk-in closet(s); Basement with walk-out access
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 8.4% vs local median 0.6% in Pelham Manor — 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 77/100 on livability (#181 in NY, #2,823 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety D-.
• Pelham Union Free School District (suburban): math 80% / reading 81% proficiency, ranked #29 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Prospect Hill School (math 77% / reading 77%, grade A, #244 of 2,108 statewide, top 13%, 325 students, 2% FRL); Pelham Middle School (math 72% / reading 82%, grade A, #41 of 729 statewide, top 6%, 649 students, 0% FRL); Pelham Memorial High School (math 96% / reading 77%, grade A, #336 of 1,100 statewide, top 31%, 875 students, 14% FRL) — zoned schools at 6% FRL track the district average.
• Market conditions: 80 active listings in the ZIP; 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $260k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.31% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-15,724
• Equity at exit: $38,767

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $21,289
• Equity at exit: $22,480

Cash invested: $72,800 (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 10803

• Active inventory: 80
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,412 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$312 /mo · $3,743/yr
• Insurance: −$108
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$447
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $409

Break-even live

Break-even rent $2,894

Max offer price $260,000

Occupancy floor 83%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $447 · $5,364/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $260,000 Active 7 DOM
2. 2026-06-17
   days on market $260,000 Active 6 DOM
3. 2026-06-16
   days on market $260,000 Active 5 DOM
4. 2026-06-15
   days on market $260,000 Active 4 DOM
5. 2026-06-13
   days on market $260,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $260,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,743 · $312/mo
• Projected year-2 tax: $4,069 · $339/mo
• Expected delta: +$325/yr (+$27/mo · 8.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,943
• − Mortgage interest: −$14,564
• − Property taxes: −$3,743
• − Insurance: −$1,966
• − Repairs & maintenance: −$3,275
• − Management: −$3,275
• − HOA: −$5,364
• − Depreciation: −$7,564
• Taxable income: $1,190
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $4,623/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.

Schools (NCES district)

• District: Pelham Union Free School District
• NCES district ID: 3622680
• Math proficiency: 80% ▲ 3.00%
• Reading proficiency: 81% ▲ 6.00%
• Median HH income: $136,478
• Composite: 76.35/100
• National rank: #109
• State rank: #29 of 590 in NY

Livability — Pelham Manor

• Score: 77/100
• State rank: #181
• US rank: #2823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pelham Manor, NY
• County: Westchester County · 709,332 people
• City population: 13,096
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 13,072
• Household income: $215,208
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 119.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 13% Two or more races 12% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3% Salvadoran 1%
• Common ancestry: Romanian 3% Scotch-Irish 3% Slovak 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 7% Other Indo-European 6% Russian/Polish/Slavic 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: ▼ -844.94%
• Current HPI: 357.3886
• Rent YoY: —
• 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

+258.6% since first listed

2 events — show timeline

• 2026-06-03 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2003-02-11 Sold (Public Records) $72,500 Public Records

Property tax history

+18.0%/yr

Latest (2025): $3,743 · +0.6% YoY. Source: county tax records.