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

$169,000

1 bd · 1.0 ba · 650 sqft · Townhouse · 242 Days on market

Built 1928 Good condition $260/sqft · 43% below area Est $295k · 43% under ↓ 17% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +6.7/10.0
• 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 (~$295,000) 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 townhouse listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.9% 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: 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 57% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 80% at this address vs 64% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the New Rochelle City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 133 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent is only 14% of the median local income ($220k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 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 242 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. 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: 1.48% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.50%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $295,000
• List price: $169,000
• Delta: -42.71%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1250 North Ave #115	0.15mi	1/1.0	600 (-8%)	2mo	$295,000	$492	79
1273 North Avenue Ave Unit 5C Building 2	0.00mi	1/1.0	600 (-8%)	11mo	$190,000	$317	78
1273 North Ave Unit 1F-8	0.00mi	1/1.0	750 (+15%)	0mo	$185,000	$247	75
1250 North #307	0.15mi	1/1.0	700 (+8%)	18mo	$335,000	$479	66
45 Manchester Rd Unit 2R	1.02mi	1/1.0	682 (+5%)	8mo	$310,000	$455	50
19 Manchester Rd Unit 2R (B-22)	0.94mi	1/1.0	721 (+11%)	5mo	$245,000	$340	43
1 Manchester Rd Unit 2R	0.90mi	1/1.0	725 (+12%)	14mo	$300,000	$414	34
29 Manchester Rd Unit 1L	0.97mi	1/1.0	700 (+8%)	22mo	$225,500	$322	33
64 Manchester Rd Unit B22	1.07mi	1/1.0	700 (+8%)	24mo	$201,000	$287	32
1247 California Rd Unit 1L	1.11mi	1/1.0	721 (+11%)	18mo	$275,000	$381	32
27 Manchester Rd Unit 1R	0.98mi	1/1.0	720 (+11%)	23mo	$365,000	$507	28
24 Manchester Rd Unit 22D	0.89mi	1/1.0	745 (+15%)	21mo	$232,000	$311	23

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $24,133
• Equity at exit: $25,198

10-year hold

• IRR: 21.7%
• Equity multiple: 2.85×
• Total profit: $87,457
• 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 →

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

Active competition Active MLS

• For sale now: 1 active · 7 under contract
• Months of supply: 2.0 mo (50%/mo absorbed)
• Median asking: $169,000 ($260/sqft)
• Median days on market: 250 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +74.6% above current asking $/sqft

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

ZIP-level market 10804

• Active inventory: 133
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $808

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 63%

Sensitivity live

Price	-10% $925	-5% $867	+0% $808	+5% $750	+10% $691
Rent	-10% $611	-5% $709	+0% $808	+5% $907	+10% $1,006
Rate	-1.0pp $893	-0.5pp $851	base $808	+0.5pp $764	+1.0pp $720

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	64d	1	0.08mi
1250 North Ave #110 New Rochelle, NY	1.0	1.0	700	$2,600	$3.71	0d	1	0.13mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	93d	1	1.27mi
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	93d	1	1.29mi
2 Park Ave Eastchester, NY	1.0	1.0	625	$2,712	$4.34	36d	2	1.29mi
Glen Rd Unit H Eastchester, NY	1.0	1.0	612	$2,200	$3.59	93d	1	1.30mi
40 Jackson Ave Eastchester, NY	1.0	1.0	750	$2,715	$3.62	9d	1	1.36mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	69d	1	1.46mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	19d	1	1.46mi

Listing history 50 events

1. 2026-07-31
   days on market $169,000 Active 242 DOM
2. 2026-07-30
   days on market $169,000 Active 241 DOM
3. 2026-07-30
   days on market $169,000 Active 240 DOM
4. 2026-07-28
   days on market $169,000 Active 239 DOM
5. 2026-07-26
   days on market $169,000 Active 237 DOM
6. 2026-07-24
   days on market $169,000 Active 235 DOM
7. 2026-07-23
   days on market $169,000 Active 234 DOM
8. 2026-07-22
   days on market $169,000 Active 233 DOM
9. 2026-07-21
   days on market $169,000 Active 232 DOM
10. 2026-07-20
    days on market $169,000 Active 231 DOM
11. 2026-07-18
    days on market $169,000 Active 229 DOM
12. 2026-07-18
    days on market $169,000 Active 228 DOM
13. 2026-07-16
    days on market $169,000 Active 227 DOM
14. 2026-07-15
    days on market $169,000 Active 226 DOM
15. 2026-07-14
    days on market $169,000 Active 225 DOM
16. 2026-07-13
    days on market $169,000 Active 224 DOM
17. 2026-07-13
    days on market $169,000 Active 223 DOM
18. 2026-07-11
    days on market $169,000 Active 222 DOM
19. 2026-07-10
    days on market $169,000 Active 221 DOM
20. 2026-07-09
    days on market $169,000 Active 220 DOM
21. 2026-07-07
    days on market $169,000 Active 218 DOM
22. 2026-07-06
    days on market $169,000 Active 217 DOM
23. 2026-07-06
    days on market $169,000 Active 216 DOM
24. 2026-07-05
    days on market $169,000 Active 215 DOM
25. 2026-07-03
    days on market $169,000 Active 214 DOM
26. 2026-07-02
    days on market $169,000 Active 213 DOM
27. 2026-07-01
    days on market $169,000 Active 212 DOM
28. 2026-06-30
    days on market $169,000 Active 211 DOM
29. 2026-06-29
    days on market $169,000 Active 210 DOM
30. 2026-06-28
    days on market $169,000 Active 209 DOM
31. 2026-06-27
    days on market $169,000 Active 208 DOM
32. 2026-06-26
    days on market $169,000 Active 207 DOM
33. 2026-06-24
    days on market $169,000 Active 205 DOM
34. 2026-06-22
    days on market $169,000 Active 203 DOM
35. 2026-06-21
    days on market $169,000 Active 202 DOM
36. 2026-06-18
    days on market $169,000 Active 199 DOM
37. 2026-06-17
    days on market $169,000 Active 198 DOM
38. 2026-06-16
    days on market $169,000 Active 197 DOM
39. 2026-06-15
    days on market $169,000 Active 196 DOM
40. 2026-06-13
    pricedays on market $169,000 Active 194 DOM
41. 2026-06-09
    days on market $189,000 Active 190 DOM
42. 2026-06-08
    days on market $189,000 Active 189 DOM
43. 2026-06-07
    days on market $189,000 Active 188 DOM
44. 2026-06-04
    days on market $189,000 Active 185 DOM
45. 2026-06-03
    days on market $189,000 Active 184 DOM
46. 2026-06-02
    days on market $189,000 Active 183 DOM
47. 2026-06-01
    days on market $189,000 Active 182 DOM
48. 2026-05-31
    days on market $189,000 Active 181 DOM
49. 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.

50. 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: $30,018
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − Depreciation: −$4,916
• Taxable income: $7,452
• Est. tax owed @ 24.0%: −$1,789
• After-tax cash flow: $7,911/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 $3,250–$9,750 screening

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 ↑

ⓘ 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 67/100

Zoned Schools

Elementary William B Ward Elementary School B NY #658/2,108 Nat'l #5,798/41,679 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 · 1,028,035 people
• City population: 63,657
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 15,228
• Household income: $220,089
• Rent vs Own: 5.1% rent · 94.9% own
• Severe rent burden: 7% 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: 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%

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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: ▼ -819.58%
• Current HPI: 280.9571
• Rent YoY: —
• Metro: —
• 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

-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