5 Avis Dr · New Rochelle, NY 10804

$1,150,000

3 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 71 Days on market

Built 1954 0.31 ac lot $674/sqft · 9% above area Est $1295k · 11% under

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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 +12.5/15.0
• Cash flow +7.0/30.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 3-bathroom single-family split-level home offering comfort, style, and energy efficiency. With central air and a heat pump on the main level, this home keeps you cozy in winter and cool in summer. First level offers a welcoming entry foyer, living room with vaulted ceiling, dining area, and eat-in kitchen (updated 2 yrs ago). Second level includes 3 bedrooms, hallway bathroom, and master bathroom. Lower level boasts a family room, full bathroom, access to the backyard and 2-car garage, plus a partially finished basement perfect for storage or office space with a bonus room. Enjoy the benefits of leased Tesla solar panels with 7 years remaining, averaging $130–$150/month, helping lower your energy bills. The home features a single-layer roof just 6 years old, insulated garage, and basement insulation, ensuring durability and efficiency. The kitchen was updated 2 years ago, offering modern conveniences, and the home boasts hardwood floors under the carpet ready to be revealed. The vaulted ceilings and wood-burning fireplace add character and warmth. Step outside to a well-designed yard with solar lighting and a 6-zone WiFi-controlled sprinkler system, perfect for effortless landscaping. Additional highlights include a 2-car garage, HVAC system 7 years old, and plenty of natural light throughout. This home combines functionality, energy savings, and timeless charm — a must-see for anyone looking for comfort and modern living. Please verify property & home SQFT, and Taxes before inspection or contract.

Key facts

• Access to backyard
• Heat pump
• Vaulted ceiling

Tags

• CENTRAL AIR
• HEAT PUMP
• WELCOMING ENTRY FOYER
• VAULTED CEILING
• UPDATED KITCHEN
• ACCESS TO BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $848k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $780k (32.2% below list).
• Recommended offer: $780k (32.2% below list) — sets the bar for 1% rule.

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; 1 comparable units currently listed for rent nearby; 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 $8k of loan paydown is wiped out by about $34k 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 ($1.08M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $600k; list at $1.15M implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $780,000 (32.2% 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 32% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — 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: 0.68% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.38%
• DSCR: 0.72
• GRM: 12.3

CMA / ARV

• ARV (median comp): $1,294,781
• List price: $1,150,000
• Delta: -11.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Alfred Ln	0.14mi	3/2.0	1,819 (+7%)	17mo	$805,000	$443	68
25 Wood Hollow Ln	0.73mi	3/3.0	1,704 (-0%)	6mo	$888,000	$521	57
28 Hayhurst Rd	0.59mi	4/2.5 (+1)	1,798 (+5%)	6mo	$850,000	$473	51
129 Hillandale Dr	0.69mi	3/2.5	1,822 (+7%)	4mo	$820,000	$450	51
125 Highridge Rd	0.44mi	4/3.0 (+1)	1,725 (+1%)	23mo	$1,010,000	$586	49
5 Pine Park Dr	0.65mi	3/2.0	1,630 (-4%)	17mo	$925,000	$567	48
149 Hanson Ln	0.69mi	3/2.0	1,875 (+10%)	7mo	$990,000	$528	45
415 Pinebrook Blvd	0.60mi	4/4.0 (+1)	1,842 (+8%)	1mo	$999,375	$543	45
225 Victory Blvd	0.54mi	3/2.0	1,570 (-8%)	22mo	$900,000	$573	44
20 Wood Hollow Ln	0.70mi	3/2.5	1,866 (+9%)	13mo	$1,500,000	$804	39
20 Hunt Path	0.65mi	3/2.5	1,900 (+11%)	14mo	$1,110,000	$584	37

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: -27.3%
• Equity multiple: 0.08×
• Total profit: $-295,248
• Equity at exit: $171,469

10-year hold

• IRR: -25.3%
• Equity multiple: -0.23×
• Total profit: $-397,122
• Equity at exit: $99,431

Cash invested: $322,000 (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: 12.3×

Monthly cashflow live

• Estimated rent: $7,800 medium
• Mortgage (P&I): −$6,031
• Tax from tax record: −$1,363 /mo · $16,357/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,638
• Net cashflow: $-1,711

Break-even live

Break-even rent $9,966

Max offer price $847,755

Occupancy floor —

Sensitivity live

Price	-10% $-1,060	-5% $-1,385	+0% $-1,711	+5% $-2,036	+10% $-2,362
Rent	-10% $-2,327	-5% $-2,019	+0% $-1,711	+5% $-1,403	+10% $-1,095
Rate	-1.0pp $-1,132	-0.5pp $-1,418	base $-1,711	+0.5pp $-2,009	+1.0pp $-2,312

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Edgewood Ave Larchmont, NY	4.0	3.0	1786	$7,800	$4.37	1d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $1,150,000 Active 71 DOM
2. 2026-06-17
   days on market $1,150,000 Active 70 DOM
3. 2026-06-16
   days on market $1,150,000 Active 69 DOM
4. 2026-06-15
   days on market $1,150,000 Active 68 DOM
5. 2026-06-13
   pricedays on market $1,150,000 Active 66 DOM
6. 2026-06-09
   days on market $1,199,000 Active 62 DOM
7. 2026-06-08
   days on market $1,199,000 Active 61 DOM
8. 2026-06-07
   days on market $1,199,000 Active 60 DOM
9. 2026-06-04
   days on market $1,199,000 Active 57 DOM
10. 2026-06-03
    days on market $1,199,000 Active 56 DOM
11. 2026-06-02
    days on market $1,199,000 Active 55 DOM
12. 2026-06-01
    days on market $1,199,000 Active 54 DOM
13. 2026-05-31
    days on market $1,199,000 Active 53 DOM
14. 2026-04-08
    listed $1,199,000 Active 1591-char remark

    Show marketing remark (1591 chars)

    Welcome to this beautifully maintained 3-bedroom, 3-bathroom single-family split-level home offering comfort, style, and energy efficiency. With central air and a heat pump on the main level, this home keeps you cozy in winter and cool in summer. First level offers a welcoming entry foyer, living room with vaulted ceiling, dining area, and eat-in kitchen (updated 2 yrs ago). Second level includes 3 bedrooms, hallway bathroom, and master bathroom. Lower level boasts a family room, full bathroom, access to the backyard and 2-car garage, plus a partially finished basement perfect for storage or office space with a bonus room. Enjoy the benefits of leased Tesla solar panels with 7 years remaining, averaging $130–$150/month, helping lower your energy bills. The home features a single-layer roof just 6 years old, insulated garage, and basement insulation, ensuring durability and efficiency. The kitchen was updated 2 years ago, offering modern conveniences, and the home boasts hardwood floors under the carpet ready to be revealed. The vaulted ceilings and wood-burning fireplace add character and warmth. Step outside to a well-designed yard with solar lighting and a 6-zone WiFi-controlled sprinkler system, perfect for effortless landscaping. Additional highlights include a 2-car garage, HVAC system 7 years old, and plenty of natural light throughout. This home combines functionality, energy savings, and timeless charm — a must-see for anyone looking for comfort and modern living. Please verify property & home SQFT, and Taxes before inspection or contract.

15. 2004-05-21
    soldstatus $600,000
16. 2003-09-27
    historical
17. 2003-06-27
    listed
18. 2003-06-02
    historical
19. 2003-02-26
    listed
20. 1999-06-18
    soldstatus $355,000
21. 1999-06-18
    soldstatus $133,500
22. 1994-04-28
    soldstatus $240,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $16,357 · $1,363/mo
• Projected year-2 tax: $17,896 · $1,491/mo
• Expected delta: +$1,539/yr (+$128/mo · 9.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $93,600
• − Mortgage interest: −$64,418
• − Property taxes: −$16,357
• − Insurance: −$5,750
• − Repairs & maintenance: −$7,488
• − Management: −$7,488
• − Depreciation: −$33,455
• Taxable loss: −$41,355
• Est. tax savings @ 24.0%: +$9,925
• After-tax cash flow: $-10,606/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
• 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

+399.6% since first listed

9 events — show timeline

• 2026-04-08 Listed $1,199,000 OneKey® MLS as Distributed by MLS Grid
• 2004-05-21 Sold (Public Records) $600,000 Public Records
• 2003-09-27 Delisted — HGMLS
• 2003-06-27 Listed — HGMLS
• 2003-06-02 Delisted — HGMLS
• 2003-02-26 Listed — HGMLS
• 1999-06-18 Sold (Public Records) $133,500 Public Records
• 1999-06-18 Sold (Public Records) $355,000 Public Records
• 1994-04-28 Sold (Public Records) $240,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $16,357 · -17.5% YoY. Source: county tax records.