95 Wiltshire Rd Unit C12 · New Rochelle, NY 10583

$165,000

1 bd · 1.0 ba · 700 sqft · Condo · 44 Days on market

Built 1952 Fair condition $236/sqft · 44% below area Est $294k · 44% under $839/mo HOA · 24% of rent

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious apartment in the well maintained Heathcote Court complex offering great potential to make it your own. The oversized living room opens to a private balcony, creating a bright and airy space perfect for relaxing or entertaining, and ample room for a dining setup within the living area adding flexibility to suit your lifestyle. The kitchen is ready for your vision, offering an opportunity to customize to your taste. The generously sized bedroom provides comfort and space, while the terrace enhances your outdoor living options. With a well proportioned layout and plenty of room throughout, this home is ideal for those looking to add their personal touch. Conveniently located near Metr

Key facts

• Private balcony
• $839 HOA
• Built 1952

Tags

• PRIVATE BALCONY
• GENEROUSLY SIZED BEDROOM
• OUTDOOR LIVING OPTIONS
• WELL MAINTAINED COMPLEX

Property features AI

Finance

• HOA & community: Association fee approximately $839 per month; Association fee includes heat and hot water; Has homeowners association

Exterior

• Parking: No carport; Parking waitlist
• Utilities: Electricity connected (Con Edison); Public sewer; Water connected; Trash collection (public)
• Home design: Stock cooperative; Two-story building; Entry on level 2
• Construction: Clapboard and wood siding exterior
• Exterior features: Near golf course; Near public transit; Near school; Near shops; Not waterfront

Interior

• Kitchen: No appliances included
• Bedrooms: Located on the second floor
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heat; Wall/Window air conditioning units
• Interior features: Beamed ceilings; Ceiling fan(s)
• Laundry & utility: No laundry equipment listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $160k (3.0% 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.
• Zoned schools: George M Davis Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 667 students, 36% 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 45% FRL track the district average.
• Market conditions: 292 active listings in the ZIP; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent is only 17% of the median local income ($250k/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 $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $34k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.09% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.25%
• DSCR: 1.86
• GRM: 4.0

CMA / ARV

• ARV (median comp): $294,497
• List price: $165,000
• Delta: -43.97%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.46×
• Total profit: $21,045
• Equity at exit: $24,602

10-year hold

• IRR: 20.6%
• Equity multiple: 2.76×
• Total profit: $81,427
• Equity at exit: $14,266

Cash invested: $46,200 (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 10583

• Active inventory: 292
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,444 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$839
• Vacancy / Maint / Mgmt: −$723
• Net cashflow: $741

Break-even live

Break-even rent $2,505

Max offer price $165,000

Occupancy floor 73%

Sensitivity live

Price	-10% $855	-5% $798	+0% $741	+5% $684	+10% $627
Rent	-10% $469	-5% $605	+0% $741	+5% $877	+10% $1,013
Rate	-1.0pp $824	-0.5pp $783	base $741	+0.5pp $699	+1.0pp $655

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $839 · $10,068/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 44 DOM
2. 2026-06-17
   days on market $165,000 Active 43 DOM
3. 2026-06-16
   days on market $165,000 Active 42 DOM
4. 2026-06-15
   days on market $165,000 Active 41 DOM
5. 2026-06-13
   pricedays on market $165,000 Active 39 DOM
6. 2026-06-09
   days on market $199,000 Active 35 DOM
7. 2026-06-08
   days on market $199,000 Active 34 DOM
8. 2026-06-07
   days on market $199,000 Active 33 DOM
9. 2026-06-04
   days on market $199,000 Active 30 DOM
10. 2026-06-03
    days on market $199,000 Active 29 DOM
11. 2026-06-02
    days on market $199,000 Active 28 DOM
12. 2026-06-01
    days on market $199,000 Active 27 DOM
13. 2026-05-31
    days on market $199,000 Active 26 DOM
14. 2026-05-05
    listed $199,000 Active 850-char remark
15. 2021-02-05
    status Pending
16. 2021-01-22
    historical
17. 2021-01-22
    historical
18. 2020-11-17
    listed $159,900 Active
19. 2020-11-17
    historical

ⓘ 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 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,325
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$3,306
• − Management: −$3,306
• − HOA: −$10,068
• − Depreciation: −$4,800
• Taxable income: $7,303
• Est. tax owed @ 24.0%: −$1,753
• After-tax cash flow: $7,143/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 · 10 photos

Fair 45/100 Moderate rehab

This condo requires moderate renovations to update the kitchen and bathroom, but the spacious layout and well-maintained exterior make it a good investment opportunity.

Repairs flagged

• Major Kitchen floor tiles — Damaged and outdated
• Major Bathroom tiles — Damaged and outdated
• Major Kitchen appliances — Outdated and worn

Value-add opportunities

• Resale Replace kitchen floor tiles — Modernizing the kitchen will attract more buyers
• Resale Replace bathroom tiles — Modernizing the bathroom will attract more buyers
• Resale Upgrade kitchen appliances — Modern appliances will attract more buyers
• Both Paint interior walls — Fresh paint will improve the overall appearance and attract more buyers/renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen floor tiles · Damaged and outdated	Major	$15,000–50,000
Bathroom tiles · Damaged and outdated	Major	$15,000–50,000
Kitchen appliances · Outdated and worn	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Replace kitchen floor tiles — Modernizing the kitchen will attract more buyers ↑
• Resale Replace bathroom tiles — Modernizing the bathroom will attract more buyers ↑
• Resale Upgrade kitchen appliances — Modern appliances will attract more buyers ↑
• Both Paint interior walls — Fresh paint will improve the overall appearance and attract more buyers/renters ↑

ⓘ 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
• County: Westchester County · 709,332 people
• City population: 10,274
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,207
• Household income: $250,001
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 560.0

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 0.55)
• Race & ethnicity: White 63% Asian 20% Hispanic / Latino 8% Two or more races 7% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 8% Chinese 6% Spanish 5%

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: ▼ -851.83%
• Current HPI: 283.4725
• 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

+3.2% since first listed

7 events — show timeline

• 2026-06-10 Price Changed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2021-02-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-01-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-01-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-11-17 Listed $159,900 OneKey® MLS as Distributed by MLS Grid
• 2020-11-17 Coming Soon — OneKey® MLS as Distributed by MLS Grid