45 Robins Cres #45 · New Rochelle, NY 10801

$309,999

1 bd · 1.0 ba · 840 sqft · Townhouse · 71 Days on market

Built 1959 Good condition Garage $369/sqft · 12% below area Est $354k · 12% under ↓ 3% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +13.0/15.0
• Cash flow +12.0/30.0
• Schools +7.0/10.0
• Condition / age +3.8/5.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming corner unit on the second floor with a private entrance in the highly desirable Pelhamdale Manor complex! The unit has been freshly painted, and the hardwood floors have been refinished. Enjoy the natural light in the large living room, kitchen with stainless steel appliances, and a roomy bedroom with a double closet for ample storage. For added convenience, a washer is included in the unit; a dryer can be added. There are also laundry rooms in the complex. Additional storage is available in your own private attic. This pet-friendly complex offers a barbecue area for outdoor enjoyment. Additionally, garage parking is available at $90.

Key facts

• Double closet
• Natural light
• Private entrance

Tags

• CORNER UNIT
• PRIVATE ENTRANCE
• NATURAL LIGHT
• STAINLESS STEEL APPLIANCES
• DOUBLE CLOSET
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-75 ($-896/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (15.6% below list).
• Recommended offer: $262k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% in New Rochelle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Daniel Webster Elementary School (math 67% / reading 77%, grade A-, #378 of 2,108 statewide, top 20%, 491 students, 28% 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 42% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 172 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 37% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 71 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $261,726 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $353,604
• List price: $309,999
• Delta: -12.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
838 Pelhamdale Ave Unit 3R	0.10mi	1/1.0	700 (-17%)	0mo	$120,000	$171	70
115 Robins Rd #115	0.09mi	2/1.0 (+1)	1,000 (+19%)	0mo	$415,000	$415	65
2 Lockwood Ave Unit 3B	0.18mi	1/1.0	700 (-17%)	7mo	$185,000	$264	61
166 Pearsall Dr Unit 5E	0.99mi	2/1.0 (+1)	800 (-5%)	3mo	$165,000	$206	50
154 Pearsall Dr Unit 6A	0.99mi	2/1.0 (+1)	800 (-5%)	5mo	$178,800	$224	48
30 Ehrbar Ave #102	1.07mi	1/1.0	750 (-11%)	3mo	$125,000	$167	45
531 E Lincoln Ave Unit 6N	1.06mi	1/1.0	750 (-11%)	7mo	$111,000	$148	42
51 White Oak Unit 1H	0.75mi	1/1.0	725 (-14%)	5mo	$167,000	$230	38
171 Pearsall Dr Unit 5C	0.97mi	1/1.0	700 (-17%)	5mo	$79,000	$113	36
485 Webster Ave Unit A3	0.71mi	2/1.0 (+1)	1,000 (+19%)	4mo	$265,000	$265	34
30 Ehrbar Ave #311	1.07mi	2/1.0 (+1)	1,000 (+19%)	2mo	$225,000	$225	33
51 White Oak St Unit 2E	0.75mi	2/1.0 (+1)	1,000 (+19%)	6mo	$251,000	$251	30

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.32×
• Total profit: $-59,048
• Equity at exit: $46,222

10-year hold

• IRR: -16.4%
• Equity multiple: 0.15×
• Total profit: $-73,667
• Equity at exit: $26,803

Cash invested: $86,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 13 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $230,000 ($232/sqft)
• Median days on market: 53 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +81.1% above current asking $/sqft

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

ZIP-level market 10801

• Rents YoY: 1.4%
• Active inventory: 172
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$387 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-75

Break-even live

Break-even rent $2,712

Max offer price $299,190

Occupancy floor 98%

Sensitivity live

Price	-10% $140	-5% $32	+0% $-75	+5% $-182	+10% $-289
Rent	-10% $-281	-5% $-178	+0% $-75	+5% $29	+10% $132
Rate	-1.0pp $81	-0.5pp $4	base $-75	+0.5pp $-155	+1.0pp $-237

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: $77,500
• Closing costs: $9,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Mayflower Ave Unit 1st floor New Rochelle, NY	1.0	1.0	1000	$3,000	$3.00	48d	1	0.50mi
30 Ferdinand Pl New Rochelle, NY	1.0	1.0	650	$1,850	$2.85	9d	1	0.82mi
600 North Ave New Rochelle, NY	2.0	1.0–2.0	894	$3,650	$4.08	0d	9	0.90mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,000	$3.00	41d	1	0.95mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	93d	1	0.98mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	93d	1	1.07mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	70d	1	1.13mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	93d	1	1.14mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	93d	1	1.18mi
1250 North Ave #110 New Rochelle, NY	1.0	1.0	700	$2,600	$3.71	0d	1	1.20mi
1270 North Ave Unit 2L New Rochelle, NY	—	1.0	650	$2,400	$3.69	64d	1	1.25mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	93d	1	1.32mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	62d	1	1.32mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	93d	1	1.34mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	93d	1	1.36mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	73d	1	1.41mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	53d	1	1.42mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	68d	1	1.42mi
32 Burling Ln New Rochelle, NY	1.0–2.0	1.0–2.0	1125	$2,950	$2.62	4d	2	1.42mi
20 Burling Ln New Rochelle, NY	2.0	1.0–2.0	967	$3,455	$3.57	0d	4	1.44mi
57 Grand St New Rochelle, NY	—	1.0	631	$2,400	$3.80	39d	1	1.44mi
53 1st St New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	4d	1	1.46mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	68d	1	1.46mi
49 Sylvan Pl New Rochelle, NY	2.0	1.0	924	$3,200	$3.46	4d	1	1.48mi

Property features AI

Finance

• HOA & community: Monthly additional fee for oil surcharge ($42.60)

Exterior

• Parking: Garage (unassigned)One garage spaceParking fee applies ($90)
• Utilities: Electric service by Con-EdisonPublic sewerElectricity available and connectedNatural gas connected
• Home design: Stock cooperativeOne level entryTwo stories in building
• Construction: Brick exterior
• Exterior features: Brick constructionNot waterfront

Interior

• Kitchen: DishwasherGas rangeRefrigerator
• Bedrooms: Rooms include bedrooms (room level not specified beyond overall second floor location)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Oil heatingWall/window air conditioning unit(s)
• Interior features: Entrance foyerPrimary bathroomStorageNo basementPull-down attic stairsThree total roomsSecond floor location
• Laundry & utility: Hall laundry

Listing history 39 events

1. 2026-08-08
   days on market $309,999 Active 71 DOM
2. 2026-08-06
   days on market $309,999 Active 69 DOM
3. 2026-08-05
   days on market $309,999 Active 68 DOM
4. 2026-08-04
   days on market $309,999 Active 67 DOM
5. 2026-08-03
   days on market $309,999 Active 66 DOM
6. 2026-07-31
   days on market $309,999 Active 63 DOM
7. 2026-07-30
   days on market $309,999 Active 62 DOM
8. 2026-07-30
   days on market $309,999 Active 61 DOM
9. 2026-07-28
   days on market $309,999 Active 60 DOM
10. 2026-07-26
    days on market $309,999 Active 58 DOM
11. 2026-07-07
    days on market $309,999 Active 57 DOM
12. 2026-07-06
    days on market $309,999 Active 56 DOM
13. 2026-07-06
    days on market $309,999 Active 55 DOM
14. 2026-07-05
    days on market $309,999 Active 54 DOM
15. 2026-07-03
    days on market $309,999 Active 53 DOM
16. 2026-07-02
    days on market $309,999 Active 52 DOM
17. 2026-07-01
    days on market $309,999 Active 51 DOM
18. 2026-06-30
    days on market $309,999 Active 50 DOM
19. 2026-06-29
    days on market $309,999 Active 49 DOM
20. 2026-06-28
    days on market $309,999 Active 48 DOM
21. 2026-06-27
    days on market $309,999 Active 47 DOM
22. 2026-06-26
    pricedays on market $309,999 Active 46 DOM
23. 2026-06-24
    days on market $319,000 Active 44 DOM
24. 2026-06-22
    days on market $319,000 Active 42 DOM
25. 2026-06-21
    days on market $319,000 Active 41 DOM
26. 2026-06-18
    days on market $319,000 Active 38 DOM
27. 2026-06-17
    days on market $319,000 Active 37 DOM
28. 2026-06-16
    days on market $319,000 Active 36 DOM
29. 2026-06-15
    days on market $319,000 Active 35 DOM
30. 2026-06-13
    days on market $319,000 Active 33 DOM
31. 2026-06-09
    days on market $319,000 Active 29 DOM
32. 2026-06-08
    days on market $319,000 Active 28 DOM
33. 2026-06-07
    days on market $319,000 Active 27 DOM
34. 2026-06-04
    days on market $319,000 Active 24 DOM
35. 2026-06-03
    days on market $319,000 Active 23 DOM
36. 2026-06-02
    pricedays on market $319,000 Active 22 DOM
37. 2026-06-01
    days on market $330,000 Active 21 DOM
38. 2026-05-31
    days on market $330,000 Active 20 DOM
39. 2026-05-11
    listed $330,000 Active 811-char remark

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% 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: $31,407
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,513
• − Management: −$2,513
• − Depreciation: −$9,018
• Taxable loss: −$6,201
• Est. tax savings @ 24.0%: +$1,488
• After-tax cash flow: $592/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,200–$12,600 screening

This charming corner unit in Pelhamdale Manor is in good condition with a good condition score of 75. It offers hardwood floors, stainless steel appliances, and a private entrance. The home is ready for a fresh coat of paint and some landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained landscape can increase both resale and rental value. ↑
• Both Window cleaning — Clean windows allow more natural light and can make the home appear more inviting. ↑

ⓘ 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.

C Composite school gradezoned avg 70/100

Zoned Schools

Elementary Daniel Webster Elementary School A- NY #378/2,108 Nat'l #2,792/41,679 Middle Albert Leonard Middle School B NY #192/729 Nat'l #2,208/14,009 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): 42,754
• Household income: $85,573
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 10% 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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 36% White 30% Black 24% Two or more races 16% Asian 7%
• Hispanic origin (detail): Mexican 17% Puerto Rican 5% Dominican 3%
• Common ancestry: Hispanic 3% Scotch-Irish 1% Romanian 1%
• Foreign-born: 34% · Canada, Jamaica, China
• Languages at home: 54% English-only · Spanish 32% Other Indo-European 5% French/Haitian/Cajun 4%

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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: ▼ -910.37%
• Current HPI: 270.8019
• Rent YoY: ▲ 1.42%
• 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

Property features AI

Finance

• HOA & community: Monthly additional fee for oil surcharge ($42.60)

Exterior

• Parking: Garage (unassigned)One garage spaceParking fee applies ($90)
• Utilities: Electric service by Con-EdisonPublic sewerElectricity available and connectedNatural gas connected
• Home design: Stock cooperativeOne level entryTwo stories in building
• Construction: Brick exterior
• Exterior features: Brick constructionNot waterfront

Interior

• Kitchen: DishwasherGas rangeRefrigerator
• Bedrooms: Rooms include bedrooms (room level not specified beyond overall second floor location)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Oil heatingWall/window air conditioning unit(s)
• Interior features: Entrance foyerPrimary bathroomStorageNo basementPull-down attic stairsThree total roomsSecond floor location
• Laundry & utility: Hall laundry

Price history

-3.3% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Listed $330,000 OneKey® MLS as Distributed by MLS Grid