1273 North Ave Unit 3-1G · New Rochelle, NY 10804

$169,000

1 bd · 1.0 ba · 650 sqft · Condo · 199 Days on market

Built 1928 Good condition $260/sqft · 38% below area Est $272k · 38% under ↓ 17% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +5.7/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming one-bedroom residence in the highly sought-after Wykagyl Gardens, a distinguished pre-war building known for its timeless appeal. This delightful home offers a spacious living room and dining area, along with a nice size bedroom all adorned with beautiful hardwood floors. The windowed bathroom has been tastefully renovated. Situated in an ideal location, this property provides unparalleled convenience with close proximity to places of worship, dining, shopping centers, daily necessities, post office, highways, and public transportation. Indoor parking is available at a rate of $100 per month, while outdoor assigned parking is offered at $75 per month, subject to a waitlist. Don't miss the opportunity to make this charming one bedroom your new home. With its desirable location, it offers a perfect blend of convenience and character. Experience the unique lifestyle that Wykagyl Gardens has to offer and enjoy the benefits of living in a wonderful community that truly feels like home. The flip tax is $5.00 per share and is paid by both the seller and buyer.

Key facts

• Renovated bathroom
• Indoor parking
• Windowed bathroom

Tags

• PRE-WAR BUILDING
• HARDWOOD FLOORS
• WINDOWED BATHROOM
• RENOVATED BATHROOM
• INDOOR PARKING
• OUTDOOR ASSIGNED PARKING

🏷️ Possibly a rental listed for sale. The $169,000 price doesn't fit this home's estimated sale value (~$272,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• Market conditions: 116 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1k of loan paydown is wiped out by about $5k 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 (-3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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 1928 — 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. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.28%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $272,000
• List price: $169,000
• Delta: -37.87%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.2%
• Equity multiple: 1.45×
• Total profit: $21,079
• Equity at exit: $25,198

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $80,862
• Equity at exit: $14,612

Cash invested: $47,320 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,441 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $760

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 64%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1270 North Ave Unit 2L New Rochelle, NY	—	1.0	650	$2,400	$3.69	15d	1	0.08mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	43d	1	1.27mi
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	43d	1	1.29mi
Glen Rd Unit H Eastchester, NY	1.0	1.0	612	$2,200	$3.59	43d	1	1.30mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	14d	1	1.36mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	20d	1	1.46mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-18
   days on market $169,000 Active 199 DOM
2. 2026-06-17
   days on market $169,000 Active 198 DOM
3. 2026-06-16
   days on market $169,000 Active 197 DOM
4. 2026-06-15
   days on market $169,000 Active 196 DOM
5. 2026-06-13
   pricedays on market $169,000 Active 194 DOM
6. 2026-06-09
   days on market $189,000 Active 190 DOM
7. 2026-06-08
   days on market $189,000 Active 189 DOM
8. 2026-06-07
   days on market $189,000 Active 188 DOM
9. 2026-06-04
   days on market $189,000 Active 185 DOM
10. 2026-06-03
    days on market $189,000 Active 184 DOM
11. 2026-06-02
    days on market $189,000 Active 183 DOM
12. 2026-06-01
    days on market $189,000 Active 182 DOM
13. 2026-05-31
    days on market $189,000 Active 181 DOM
14. 2026-03-16
    price $189,000 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this charming one-bedroom residence in the highly sought-after Wykagyl Gardens, a distinguished pre-war building known for its timeless appeal. This delightful home offers a spacious living room and dining area, along with a nice size bedroom all adorned with beautiful hardwood floors. The windowed bathroom has been tastefully renovated. Situated in an ideal location, this property provides unparalleled convenience with close proximity to places of worship, dining, shopping centers, daily necessities, post office, highways, and public transportation. Indoor parking is available at a rate of $100 per month, while outdoor assigned parking is offered at $75 per month, subject to a waitlist. Don't miss the opportunity to make this charming one bedroom your new home. With its desirable location, it offers a perfect blend of convenience and character. Experience the unique lifestyle that Wykagyl Gardens has to offer and enjoy the benefits of living in a wonderful community that truly feels like home. The flip tax is $5.00 per share and is paid by both the seller and buyer.

15. 2025-11-30
    listed $229,000 Active 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this charming one-bedroom residence in the highly sought-after Wykagyl Gardens, a distinguished pre-war building known for its timeless appeal. This delightful home offers a spacious living room and dining area, along with a nice size bedroom all adorned with beautiful hardwood floors. The windowed bathroom has been tastefully renovated. Situated in an ideal location, this property provides unparalleled convenience with close proximity to places of worship, dining, shopping centers, daily necessities, post office, highways, and public transportation. Indoor parking is available at a rate of $100 per month, while outdoor assigned parking is offered at $75 per month, subject to a waitlist. Don't miss the opportunity to make this charming one bedroom your new home. With its desirable location, it offers a perfect blend of convenience and character. Experience the unique lifestyle that Wykagyl Gardens has to offer and enjoy the benefits of living in a wonderful community that truly feels like home. The flip tax is $5.00 per share and is paid by both the seller and buyer.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $29,290
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$4,916
• Taxable income: $6,841
• Est. tax owed @ 24.0%: −$1,642
• After-tax cash flow: $7,482/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

This charming one-bedroom condo in Wykagyl Gardens is in good condition with cosmetic updates, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both upgrading window treatments — improved insulation and privacy
• Both installing smart home devices — enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both upgrading window treatments — improved insulation and privacy ↑
• Both installing smart home devices — enhances convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-17.5% since first listed

2 events — show timeline

• 2026-03-16 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-30 Listed $229,000 OneKey® MLS as Distributed by MLS Grid