600 Pelham Rd Bldg B Unit E · New Rochelle, NY 10805

$179,000

1 bd · 1.0 ba · 650 sqft · Townhouse · 319 Days on market

Built 1953 Good condition 1.48 ac lot $275/sqft · 14% below area Est $208k · 14% under ↓ 5% since listing

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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 +29.4/30.0
• ARV discount +13.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +5.9/10.0
• Appreciation +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks

Motivated Seller! Charming One-Bedroom Co-op Near Glen Island Park! Don’t miss this fantastic opportunity to own a spacious one-bedroom unit in a well-maintained co-op located just moments from scenic Glen Island Park. This unit offers a bright and airy layout with great potential. Please note: kitchen appliances are not included; however, the seller is offering a credit at closing—making it easy for you to customize to your taste. Enjoy the convenience of being close to parks, shopping, dining, and public transportation. A great value in a prime location!

Key facts

• Close to parks
• Close to dining
• Close to shopping

Tags

• WELL-MAINTAINED CO-OP
• BRIGHT AND AIRY LAYOUT
• CLOSE TO PARKS
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.6% in New Rochelle — 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 (#487 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, amenities B+; Watch: housing D+, commute F, cost of living F.
• New Rochelle City School District (suburban): math 63% / reading 66% proficiency, ranked #171 of 590 in NY (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jefferson Elementary School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 478 students, 70% FRL); Isaac E Young Middle School (math 47% / reading 62%, grade B-, #214 of 729 statewide, top 31%, 1,138 students, 76% FRL); New Rochelle High School (math 87% / reading 72%, grade A-, #518 of 1,100 statewide, top 51%, 3,076 students, 57% FRL) — zoned schools average 68% FRL vs 41% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 139 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 (-1.5% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $208,251
• List price: $179,000
• Delta: -14.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
666 Pelham Rd Unit 4B	0.17mi	1/1.0	700 (+8%)	15mo	$303,000	$433	67
189 Drake Ave Unit 1B	0.32mi	1/1.0	600 (-8%)	8mo	$169,000	$282	66
189 Drake Ave Unit 2A	0.31mi	1/1.0	600 (-8%)	9mo	$165,000	$275	65
183 Drake Ave Unit 1-O	0.32mi	1/1.0	600 (-8%)	10mo	$129,000	$215	64
2 Harbor Ln Unit LL	0.16mi	1/1.0	720 (+11%)	23mo	$319,500	$444	55
266 Pelham Rd Unit 1A	0.68mi	1/1.0	700 (+8%)	14mo	$199,999	$286	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.46×
• Total profit: $22,999
• Equity at exit: $39,147

10-year hold

• IRR: 17.3%
• Equity multiple: 2.65×
• Total profit: $82,743
• Equity at exit: $37,739

Cash invested: $50,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 14 under contract
• Months of supply: 9.3 mo (11%/mo absorbed)
• Median asking: $205,000 ($265/sqft)
• Median days on market: 52 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +20.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10805

• Home prices YoY: -0.5%
• Active inventory: 139
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $632

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 68%

Sensitivity live

Price	-10% $756	-5% $694	+0% $632	+5% $570	+10% $508
Rent	-10% $445	-5% $539	+0% $632	+5% $726	+10% $819
Rate	-1.0pp $722	-0.5pp $678	base $632	+0.5pp $586	+1.0pp $539

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: $44,750
• Closing costs: $5,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Harbor Ln Unit 3A New Rochelle, NY	1.0	1.0	700	$2,500	$3.57	120d	1	0.15mi
504 Pelham Rd New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	109d	1	0.18mi
666 Pelham Rd Apt 3A New Rochelle, NY	1.0	1.0	750	$2,350	$3.13	139d	1	0.18mi
72 Bayard St New Rochelle, NY	1.0	1.0	409	$1,800	$4.40	21d	1	0.54mi
230 Pelham Rd Apt 5O New Rochelle, NY	1.0	1.0	725	$2,000	$2.76	36d	1	0.74mi
230 Pelham Rd Unit 3o New Rochelle, NY	1.0	1.0	725	$2,095	$2.89	73d	1	0.77mi
220 Pelham Rd Apt 3F New Rochelle, NY	1.0	1.0	725	$2,095	$2.89	73d	1	0.79mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	837	$2,250	$2.69	4d	3	0.79mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	862	$2,045	$2.37	21d	3	0.79mi
25 Maple Ave New Rochelle, NY	1.0	1.0	547	$2,895	$5.29	0d	7	0.87mi
160 Centre Ave Unit 3L New Rochelle, NY	1.0	1.0	750	$2,200	$2.93	49d	1	0.87mi
111 Centre Ave New Rochelle, NY	1.0	1.0	815	$3,277	$4.02	0d	2	0.91mi
130 Centre Ave Unit 4B New Rochelle, NY	—	1.0	452	$1,885	$4.17	139d	1	0.92mi
50 Highland Ave Unit 3rd Floor New Rochelle, NY	1.0	1.0	650	$1,950	$3.00	59d	1	0.94mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$2,820	$3.75	0d	3	0.96mi
5 Prospect St Unit 2S New Rochelle, NY	1.0	1.0	650	$1,900	$2.92	7d	1	0.97mi
360 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	872	$2,745	$3.15	0d	10	0.98mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	901	$3,798	$4.21	0d	7	1.01mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	800	$3,556	$4.44	0d	11	1.04mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	822	$3,408	$4.15	0d	9	1.05mi
543 Main St #714 New Rochelle, NY	1.0	1.0	675	$2,450	$3.63	7d	1	1.06mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,564	$4.63	0d	44	1.08mi
3 Davenport Ave New Rochelle, NY	1.0–3.0	1.0–2.0	888	$2,399	$2.70	0d	1	1.08mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$2,823	$3.08	34d	37	1.13mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	976	$2,888	$2.96	0d	45	1.13mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	114d	1	1.15mi
53 1st St New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	51d	1	1.16mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	761	$3,516	$4.62	0d	11	1.22mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–3.0	896	$2,963	$3.30	0d	36	1.23mi
95 Washington Ave Unit 1R New Rochelle, NY	—	1.0	400	$1,700	$4.25	120d	1	1.29mi
49 5th St Unit 1 New Rochelle, NY	1.0	1.0	500	$2,350	$4.70	21d	1	1.30mi
57 Grand St New Rochelle, NY	—	1.0	695	$2,500	$3.60	27d	1	1.35mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	139d	1	1.36mi
20 Burling Ln New Rochelle, NY	2.0	1.0–2.0	967	$3,305	$3.42	0d	3	1.38mi
50 Guion Pl New Rochelle, NY	1.0	1.0	700	$1,935	$2.76	10d	1	1.43mi
10 Commerce Dr New Rochelle, NY	1.0	1.0	601	$3,175	$5.28	0d	7	1.47mi

Listing history 50 events

1. 2026-09-24
   days on market $179,000 Active 319 DOM
2. 2026-09-23
   days on market $179,000 Active 318 DOM
3. 2026-09-22
   days on market $179,000 Active 317 DOM
4. 2026-09-21
   days on market $179,000 Active 316 DOM
5. 2026-09-20
   days on market $179,000 Active 315 DOM
6. 2026-09-19
   days on market $179,000 Active 314 DOM
7. 2026-09-18
   days on market $179,000 Active 313 DOM
8. 2026-09-17
   days on market $179,000 Active 312 DOM
9. 2026-09-16
   days on market $179,000 Active 311 DOM
10. 2026-09-15
    days on market $179,000 Active 310 DOM
11. 2026-09-14
    days on market $179,000 Active 309 DOM
12. 2026-09-13
    price $179,000 Active 308 DOM
13. 2026-09-13
    days on market $189,000 Active 308 DOM
14. 2026-09-12
    days on market $189,000 Active 307 DOM
15. 2026-09-11
    days on market $189,000 Active 306 DOM
16. 2026-09-05
    days on market $189,000 Active 300 DOM
17. 2026-09-04
    days on market $189,000 Active 299 DOM
18. 2026-09-02
    days on market $189,000 Active 297 DOM
19. 2026-08-31
    days on market $189,000 Active 295 DOM
20. 2026-08-29
    days on market $189,000 Active 293 DOM
21. 2026-08-28
    days on market $189,000 Active 292 DOM
22. 2026-08-27
    days on market $189,000 Active 291 DOM
23. 2026-08-26
    days on market $189,000 Active 290 DOM
24. 2026-08-25
    days on market $189,000 Active 289 DOM
25. 2026-08-24
    days on market $189,000 Active 288 DOM
26. 2026-08-23
    days on market $189,000 Active 287 DOM
27. 2026-08-22
    days on market $189,000 Active 286 DOM
28. 2026-08-21
    days on market $189,000 Active 285 DOM
29. 2026-08-20
    days on market $189,000 Active 284 DOM
30. 2026-08-19
    days on market $189,000 Active 283 DOM
31. 2026-08-18
    days on market $189,000 Active 282 DOM
32. 2026-08-17
    days on market $189,000 Active 281 DOM
33. 2026-08-16
    days on market $189,000 Active 280 DOM
34. 2026-08-15
    days on market $189,000 Active 279 DOM
35. 2026-08-14
    days on market $189,000 Active 278 DOM
36. 2026-08-13
    days on market $189,000 Active 277 DOM
37. 2026-08-12
    days on market $189,000 Active 276 DOM
38. 2026-08-11
    days on market $189,000 Active 275 DOM
39. 2026-08-10
    days on market $189,000 Active 274 DOM
40. 2026-08-09
    days on market $189,000 Active 273 DOM
41. 2026-08-08
    days on market $189,000 Active 272 DOM
42. 2026-08-06
    days on market $189,000 Active 270 DOM
43. 2026-08-05
    days on market $189,000 Active 269 DOM
44. 2026-08-04
    days on market $189,000 Active 268 DOM
45. 2026-08-03
    statusdays on market $189,000 Active 267 DOM
46. 2026-03-19
    status Pending
47. 2025-12-04
    status Active
48. 2025-12-01
    historical
49. 2025-08-28
    price $189,000
50. 2025-07-23
    price $194,999

ⓘ 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 · 15 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: $28,392
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$5,207
• Taxable income: $5,035
• Est. tax owed @ 24.0%: −$1,208
• After-tax cash flow: $6,377/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $3,250–$9,750 screening

This one-bedroom co-op is in good condition with minor repairs needed. It offers a good value in a prime location with easy access to parks and amenities.

Repairs flagged

• Minor Kitchen cabinets — Simple cabinets with no major damage or wear.
• Minor Bathroom fixtures — Basic fixtures with no major issues.

Value-add opportunities

• Resale Painting and updating kitchen cabinets — Updating the kitchen will enhance the home's appeal and value. ↑
• Both Landscaping improvements — Enhancing the landscaping will improve curb appeal and attract potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Jefferson Elementary School F NY #1,361/2,108 Nat'l #17,861/41,679 Middle Isaac E Young Middle School B- NY #214/729 Nat'l #2,564/14,009 High New Rochelle High School A- NY #518/1,100 Nat'l #1,121/17,239

Schools (NCES district)

• District: New Rochelle City School District
• NCES district ID: 3620490
• Math proficiency: 63% ▲ 3.00%
• Reading proficiency: 66% ▲ 9.00%
• Median HH income: $69,165
• Composite: 56.63/100
• National rank: #1139
• State rank: #171 of 590 in NY

C Composite livability gradescore 69/100

Livability — New Rochelle

• Score: 69/100
• State rank: #487
• US rank: #8572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Rochelle, NY
• County: Westchester County · 1,028,035 people
• City population: 63,657
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 20,903
• Household income: $102,109
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 39% White 38% Black 17% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 15% Puerto Rican 11% Dominican 2%
• Common ancestry: Romanian 2% Russian 1% Scotch-Irish 1%
• Foreign-born: 32% · Canada, Jamaica, South Korea
• Languages at home: 54% English-only · Spanish 32% Other Indo-European 7% German/W. Germanic 2%

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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: ▼ -1.48%
• Current HPI: 278.8511
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

-5.5% since first listed

6 events — show timeline

• 2026-03-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-23 Price Changed $194,999 OneKey® MLS as Distributed by MLS Grid
• 2025-06-25 Listed $199,999 OneKey® MLS as Distributed by MLS Grid