17 Old Orchard Rd · New Rochelle, NY 10804

$899,000

5 bd · 3.0 ba · 3,116 sqft · SingleFamily · 21 Days on market

Built 1935 0.26 ac lot Est $1552k · 42% under

---

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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.2/10.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * JUST LISTED | 17 Old Orchard Road, New Rochelle * * Set in New Rochelle’s coveted Wykagyl estate area, this classic Tudor offers generous space, original character, and a deep, level . 26-acre lot with mature landscaping and a broad private backyard. The property measures approximately 138 feet by 83 feet, offering uncommon outdoor space and flexibility in one of New Rochelle’s most desirable residential settings. The home features 5 bedrooms and 3 full baths, including a first-floor bedroom and full bath, plus four additional bedrooms and two full baths upstairs. Well-proportioned rooms, hardwood floors, a fireplace, and classic Tudor details give the home warmth, scale

Key facts

• 0.26 acre lot
• Garage
• Built 1935

Property features AI

Exterior

• Parking: Private driveway; Carport with 2 spaces; Garage (1 space); Total 4 parking spaces
• Utilities: Public sewer; Cable available; Public trash collection
• Home design: Single-family residence; Measured living area
• Construction: Stone and stucco construction
• Exterior features: Stone and stucco exterior; Not waterfront

Interior

• Kitchen: Cooktop; Oven; Range; Dishwasher; Refrigerator
• Bedrooms: Bedroom(s) included on first floor
• Bathrooms: 3 full bathrooms
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Finished full attic; Full and partial basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $899k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $899k).
• Recommended offer: $886k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.5% 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: William B Ward Elementary School (math 56% / reading 72%, grade B, #658 of 2,108 statewide, top 31%, 988 students, 33% FRL); Albert Leonard Middle School (math 41% / reading 73%, grade B, #192 of 729 statewide, top 28%, 1,086 students, 42% 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 at 44% FRL track the district average.
• Market conditions: 116 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $6k of loan paydown is wiped out by about $27k 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 21 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $402k; list at $899k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $885,515 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $1,551,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Fenimore Rd	0.48mi	5/3.0	3,000 (-4%)	7mo	$1,625,000	$542	65
185 Fenimore Rd	0.72mi	4/3.5 (-1)	3,087 (-1%)	0mo	$1,450,000	$470	58
22 Buena Vista Rd	0.51mi	5/3.0	2,900 (-7%)	9mo	$1,898,000	$654	57
67 Bon Air Ave	0.45mi	5/3.5	2,828 (-9%)	6mo	$855,000	$302	56
150 Lovell Rd	0.60mi	4/4.0 (-1)	3,056 (-2%)	5mo	$1,595,000	$522	56
83 Fenimore Rd	0.56mi	4/4.0 (-1)	3,015 (-3%)	6mo	$1,500,000	$498	54
112 Bon Air Ave	0.49mi	5/3.5	3,420 (+10%)	6mo	$1,450,000	$424	54
59 Mildred Pkwy	0.64mi	4/3.0 (-1)	3,180 (+2%)	10mo	$1,450,000	$456	54
2 Berkley Cir	0.43mi	4/3.0 (-1)	2,784 (-11%)	9mo	$1,410,000	$506	50
60 Aberfoyle Rd	0.73mi	4/3.5 (-1)	2,816 (-10%)	4mo	$1,200,000	$426	40
184 Bon Air Ave	0.56mi	4/2.5 (-1)	2,749 (-12%)	9mo	$1,360,000	$495	40
250 Oxford Rd	0.56mi	4/4.5 (-1)	3,489 (+12%)	10mo	$1,805,000	$517	35

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-62,368
• Equity at exit: $134,044

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $54,165
• Equity at exit: $77,729

Cash invested: $251,720 (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 10804

• Active inventory: 116
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $10,089 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$1,580 /mo · $18,960/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,119
• Net cashflow: $1,301

Break-even live

Break-even rent $8,442

Max offer price $899,000

Occupancy floor 82%

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Bon Air Ave New Rochelle, NY	4.0	3.5	3809	$9,500	$2.49	43d	1	0.50mi
75 Lord Kitchener Rd New Rochelle, NY	4.0	4.5	3032	$10,000	$3.30	4d	1	0.83mi
45 Fisher Ave Tuckahoe, NY	4.0	2.5	2850	$8,500	$2.98	2d	1	1.38mi
15 Hillside Rd Bronxville, NY	5.0	3.5	2750	$13,500	$4.91	2d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $899,000 Active 21 DOM
2. 2026-06-17
   days on market $899,000 Active 20 DOM
3. 2026-06-16
   days on market $899,000 Active 19 DOM
4. 2026-06-15
   days on market $899,000 Active 18 DOM
5. 2026-06-13
   days on market $899,000 Active 16 DOM
6. 2026-06-09
   days on market $899,000 Active 12 DOM
7. 2026-06-08
   days on market $899,000 Active 11 DOM
8. 2026-06-07
   days on market $899,000 Active 10 DOM
9. 2026-06-04
   days on market $899,000 Active 7 DOM
10. 2026-06-03
    days on market $899,000 Active 6 DOM
11. 2026-06-02
    days on market $899,000 Active 5 DOM
12. 2026-06-01
    days on market $899,000 Active 4 DOM
13. 2026-05-31
    days on market $899,000 Active 3 DOM
14. 2026-05-19
    historical $899,000
15. 1996-08-07
    soldstatus $402,000

ⓘ 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: $18,960 · $1,580/mo
• Projected year-2 tax: $18,960 · $1,580/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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: $121,067
• − Mortgage interest: −$50,358
• − Property taxes: −$18,960
• − Insurance: −$4,495
• − Repairs & maintenance: −$9,685
• − Management: −$9,685
• − Depreciation: −$26,153
• Taxable income: $1,731
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $15,199/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: 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

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
• City population: 63,657
• Population (ZIP): 15,228

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 (73%)
• Race & ethnicity: White 73% Black 11% Hispanic / Latino 10% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 4% Romanian 3% Italian 2%
• Foreign-born: 15% · Canada, Dominican Republic, Jamaica
• Languages at home: 80% English-only · Spanish 6% Russian/Polish/Slavic 3% Other Indo-European 3%

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: ▼ -819.58%
• Current HPI: 280.9571
• 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

+123.6% since first listed

2 events — show timeline

• 2026-05-19 Coming Soon $899,000 OneKey® MLS as Distributed by MLS Grid
• 1996-08-07 Sold (Public Records) $402,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $18,960 · -15.6% YoY. Source: county tax records.