230 Pelham Rd Unit 2H · New Rochelle, NY 10805

$232,000

1 bd · 1.0 ba · 750 sqft · Condo · 49 Days on market

Built 1950

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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 +11.8/15.0
• DSCR +6.8/10.0
• Schools +5.7/10.0
• 1% rule +5.6/10.0
• Appreciation +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Introducing a spacious and sun-filled one-bedroom, one-bath cooperative apartment located at the highly regarded Shoreline Building. This inviting residence boasts beautiful hardwood floors throughout, generous closet and cabinet space. Residents enjoy access to a range of on-site amenities, including a modern laundry facility, a fully equipped fitness center, a video intercom system, a community room, and a convenient coworking space. Situated near schools, shops, parks, a golf course, the beach, and a marina, this location offers exceptional lifestyle convenience. Commuters will appreciate easy access to the Metro-North station, offering just a 30-minute ride to Grand Central Terminal. A standout feature of this cooperative is the ability to SUBLEASE immediately, presenting a unique opportunity for both homeowners and investors. The Shoreline Building offers a well-maintained, secure, and community-oriented environment—an ideal place to call home

Key facts

• Rooftop deck
• Panoramic views
• Hardwood floors

Tags

• HARDWOOD FLOORS
• MODERN LAUNDRY FACILITY
• FULLY EQUIPPED FITNESS CENTER
• VIDEO INTERCOM SYSTEM
• ROOFTOP DECK
• PANORAMIC VIEWS

🏢 Co-op / cooperative unit. The $232,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $232k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $232k).
• Recommended offer: $225k (3.0% 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.
• Market conditions: 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $2k 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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $92k; list at $232k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $225,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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 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: 1.06% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $256,421
• List price: $232,000
• Delta: -9.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,020
• Equity at exit: $50,738

10-year hold

• IRR: 6.9%
• Equity multiple: 1.63×
• Total profit: $40,673
• Equity at exit: $48,913

Cash invested: $64,960 (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 10805

• Home prices YoY: -0.5%
• Active inventory: 84
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,454 high
• Mortgage (P&I): −$1,217
• Tax est. 1.5%: −$290 /mo · $3,480/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $335

Break-even live

Break-even rent $2,029

Max offer price $232,000

Occupancy floor 81%

Sensitivity live

Price	-10% $496	-5% $416	+0% $335	+5% $255	+10% $175
Rent	-10% $142	-5% $238	+0% $335	+5% $432	+10% $529
Rate	-1.0pp $452	-0.5pp $394	base $335	+0.5pp $275	+1.0pp $214

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Pelham Rd Unit 6F New Rochelle, NY	1.0	1.0	800	$1,995	$2.49	44d	1	0.03mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	900	$2,150	$2.39	12d	2	0.07mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	862	$2,195	$2.54	2d	2	0.07mi
220 Pelham Rd Unit 5E New Rochelle, NY	2.0	1.0	1000	$2,595	$2.60	8d	1	0.07mi
3 Davenport Ave New Rochelle, NY	1.0	1.0	821	$2,099	$2.56	7d	1	0.36mi
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	3d	1	0.41mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$5,007	$5.93	2d	31	0.52mi
504 Pelham Rd New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	13d	1	0.54mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	19d	1	0.56mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	787	$2,847	$3.62	2d	17	0.56mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	910	$3,721	$4.09	2d	28	0.56mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,054	$4.08	5d	12	0.57mi
7 Lanecrest Ave New Rochelle, NY	2.0	1.0	1100	$2,690	$2.45	18d	1	0.57mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,536	$4.59	3d	50	0.60mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	764	$2,945	$3.85	2d	15	0.65mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	16d	1	0.65mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$2,808	$3.73	5d	6	0.66mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	740	$3,764	$5.08	2d	14	0.68mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,158	$3.44	2d	51	0.69mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$3,562	$4.17	3d	12	0.70mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$2,855	$2.89	5d	8	0.72mi
3 Harbor Ln Unit 3A New Rochelle, NY	1.0	1.0	700	$2,500	$3.57	25d	1	0.74mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$2,922	$3.26	3d	31	0.78mi
12 Russell Ave Apt 2 New Rochelle, NY	2.0	1.0	800	$2,350	$2.94	8d	1	0.79mi
666 Pelham Rd Apt 3A New Rochelle, NY	1.0	1.0	750	$2,350	$3.13	44d	1	0.91mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	792	$3,094	$3.91	2d	11	0.93mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	11d	10	0.95mi
245 Main St Unit 1 New Rochelle, NY	1.0	1.0	750	$1,750	$2.33	18d	1	0.95mi
29 Pratt St Unit 2 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	44d	1	1.01mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	44d	1	1.07mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	5d	1	1.17mi
965 Main St Unit 2 New Rochelle, NY	2.0	1.0	825	$2,995	$3.63	8d	1	1.18mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	21d	1	1.24mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	44d	1	1.25mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	13d	1	1.25mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	44d	1	1.27mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	44d	1	1.31mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	44d	1	1.34mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	44d	1	1.39mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	44d	1	1.40mi

HOA detail condo

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

Listing history 17 events

1. 2026-06-01
   days on market $232,000 Active 49 DOM
2. 2026-05-31
   days on market $232,000 Active 48 DOM
3. 2026-04-13
   listed $232,000 Active 968-char remark

   Show marketing remark (968 chars)

   Introducing a spacious and sun-filled one-bedroom, one-bath cooperative apartment located at the highly regarded Shoreline Building. This inviting residence boasts beautiful hardwood floors throughout, generous closet and cabinet space. Residents enjoy access to a range of on-site amenities, including a modern laundry facility, a fully equipped fitness center, a video intercom system, a community room, and a convenient coworking space. Situated near schools, shops, parks, a golf course, the beach, and a marina, this location offers exceptional lifestyle convenience. Commuters will appreciate easy access to the Metro-North station, offering just a 30-minute ride to Grand Central Terminal. A standout feature of this cooperative is the ability to SUBLEASE immediately, presenting a unique opportunity for both homeowners and investors. The Shoreline Building offers a well-maintained, secure, and community-oriented environment—an ideal place to call home

4. 2018-11-27
   soldstatus $92,000 Sold 261-char remark

   Show marketing remark (261 chars)

   Spacious 1 bedroom with eat in kitchen, dining room space & large bedroom & living room. Commuters' Dream. Only 30 minutes to Grand Central Station & Walking distance to schools, parks and shops. Additional Information: HeatingFuel:Oil Above Ground,

5. 2018-04-26
   historical Pending 261-char remark

   Show marketing remark (261 chars)

   Spacious 1 bedroom with eat in kitchen, dining room space & large bedroom & living room. Commuters' Dream. Only 30 minutes to Grand Central Station & Walking distance to schools, parks and shops. Additional Information: HeatingFuel:Oil Above Ground,

6. 2018-03-05
   listed $105,000 Active 261-char remark

   Show marketing remark (261 chars)

   Spacious 1 bedroom with eat in kitchen, dining room space & large bedroom & living room. Commuters' Dream. Only 30 minutes to Grand Central Station & Walking distance to schools, parks and shops. Additional Information: HeatingFuel:Oil Above Ground,

7. 2012-12-05
   historical
8. 2012-12-04
   historical
9. 2012-06-04
   listed Active
10. 2012-06-04
    listed $115,000
11. 2011-10-20
    historical
12. 2011-04-19
    price Active
13. 2011-04-19
    status Active
14. 2011-02-06
    historical
15. 2010-08-05
    listed Active
16. 2007-12-08
    historical
17. 2007-06-08
    listed

ⓘ 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) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $29,448
• − Mortgage interest: −$12,996
• − Property taxes: −$3,480
• − Insurance: −$1,160
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − Depreciation: −$6,749
• Taxable income: $352
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $3,940/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
• County: Westchester County · 709,332 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: 961.0

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: 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%

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

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

+101.7% since first listed

15 events — show timeline

• 2026-04-13 Listed $232,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-27 Sold (MLS) $92,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-26 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-03-05 Listed $105,000 OneKey® MLS as Distributed by MLS Grid
• 2012-12-05 Delisted — HGMLS
• 2012-12-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-06-04 Listed — HGMLS
• 2012-06-04 Listed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2011-10-20 Delisted — HGMLS
• 2011-04-19 Relisted — HGMLS
• 2011-04-19 Price Changed — HGMLS
• 2011-02-06 Delisted — HGMLS
• 2010-08-05 Listed — HGMLS
• 2007-12-08 Delisted — HGMLS
• 2007-06-08 Listed — HGMLS