30 Clinton Pl Unit LB · New Rochelle, NY 10801

$299,000

3 bd · 1.0 ba · 1,560 sqft · Condo · 25 Days on market

Built 1952

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three bedroom co-op has been beautifully renovated. It is close to New Roc, shopping, restaurants, and only an 8 minute walk to train. It is less expensive to buy than rent. Perfect place for the down sizer or perhaps you are just starting out? Either way this is the one, it has over 1500 square feet of living space with 12 foot ceilings, windows are ten feet high with tons of bright light to shine in. Walk in master closet , with hardwood floors throughout. Semi private second gated entry. Main level with no stairs, elevator building. A must see!!

Key facts

• Built 1952
• Listed 25 days

Property features AI

Finance

• HOA & community: Monthly additional fee of $254.70 for capital assessment through Dec. 2026

Exterior

• Parking: On-street parking
• Utilities: Con-Edison electric service; Public sewer; Cable available; Electricity connected; Natural gas connected
• Home design: Stock cooperative; Single-story (entry level 0)
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator
• Bedrooms: One-level layout
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central air
• Interior features: First-floor bedroom; Laundry room; Cats allowed
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: Trinity Elementary School (math 40% / reading 47%, grade F, #1,350 of 2,108 statewide, top 64%, 863 students, 66% FRL); Isaac E Young Middle School (math 47% / reading 62%, grade B-, #214 of 729 statewide, top 31%, 1,138 students, 76% 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 average 67% FRL vs 41% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 138 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• At $4,148/mo this rent would consume 58% of the median local household income ($86k/yr) (locally 2797% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 + 1.4% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,515 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.36%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $599,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Stephenson Blvd #2	0.63mi	3/2.0	1,790 (+15%)	22mo	$688,000	$384	24

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $22,240
• Equity at exit: $44,582

10-year hold

• IRR: 14.8%
• Equity multiple: 2.11×
• Total profit: $93,117
• Equity at exit: $25,852

Cash invested: $83,720 (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 10801

• Rents YoY: 1.4%
• Active inventory: 138
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,148 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$871
• Net cashflow: $1,211

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 66%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$7,811	$9.25	1d	31	0.08mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	910	$5,214	$5.73	1d	28	0.09mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$4,540	$5.90	2d	50	0.10mi
25 Leroy Pl #1 New Rochelle, NY	2.0	2.5	1420	$3,995	$2.81	7d	1	0.16mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$5,225	$5.69	1d	51	0.20mi
72 Soundview St Unit 2 New Rochelle, NY	4.0	2.0	1500	$3,850	$2.57	43d	1	0.22mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$4,340	$4.84	2d	31	0.26mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$4,625	$4.68	5d	8	0.27mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	764	$3,780	$4.94	1d	15	0.28mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$4,785	$5.61	2d	12	0.28mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,897	$5.21	4d	12	0.31mi
379 Huguenot St Unit 2 New Rochelle, NY	3.0	1.0	1150	$3,200	$2.78	24d	1	0.31mi
25 Acacia Ter Unit 1 New Rochelle, NY	3.0	2.0	1400	$3,800	$2.71	43d	1	0.32mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$3,575	$4.75	4d	6	0.33mi
175 Huguenot St #1402 New Rochelle, NY	2.0	2.5	1475	$4,750	$3.22	24d	1	0.33mi
7 Alpha Pl Unit First floor New Rochelle, NY	3.0	2.0	1538	$4,700	$3.06	18d	1	0.33mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	792	$3,812	$4.81	1d	11	0.42mi
48 Lincoln St New Rochelle, NY	2.0	1.0	1273	$3,000	$2.36	18d	1	0.52mi
194 Webster Ave Unit 1 New Rochelle, NY	3.0	1.0	1050	$3,500	$3.33	43d	1	0.65mi
7 Lanecrest Ave New Rochelle, NY	2.0	1.0	1100	$2,690	$2.45	17d	1	0.88mi
133 Lincoln Ave Unit 1 New Rochelle, NY	3.0	1.0	1112	$6,500	$5.85	2d	1	0.88mi
14 Horton Ave Unit 3rd Fl New Rochelle, NY	4.0	1.0	1300	$3,600	$2.77	43d	1	0.92mi
18 Shady Glen Ct New Rochelle, NY	2.0	2.0	1700	$5,800	$3.41	12d	1	0.92mi
26 Coligni Ave Apt 12 New Rochelle, NY	3.0	1.0	1100	$3,950	$3.59	43d	1	0.99mi
9 9th St Unit 1st Floor New Rochelle, NY	3.0	1.0	1463	$3,400	$2.32	43d	1	1.07mi
10 9th St Unit 2 New Rochelle, NY	2.0	1.0	1185	$2,850	$2.41	43d	1	1.10mi
600 North Ave New Rochelle, NY	2.0	1.0–2.0	869	$4,350	$5.01	1d	11	1.10mi
123 Clinton Ave Unit 2 New Rochelle, NY	4.0	2.0	1378	$4,250	$3.08	43d	1	1.14mi
55 Moran Pl Unit 55A New Rochelle, NY	2.0	1.5	1200	$3,850	$3.21	43d	1	1.21mi

HOA detail condo

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

Listing history 11 events

1. 2026-04-10
   status Pending
2. 2026-03-17
   listed $299,000 Active
3. 2026-03-14
   historical $299,000
4. 2020-10-26
   soldstatus $263,000 Closed 569-char remark

   Show marketing remark (569 chars)

   This three bedroom co-op has been beautifully renovated. It is close to New Roc, shopping, restaurants, and only an 8 minute walk to train. It is less expensive to buy than rent. Perfect place for the down sizer or perhaps you are just starting out? Either way this is the one, it has over 1500 square feet of living space with 12 foot ceilings, windows are ten feet high with tons of bright light to shine in. Walk in master closet , with hardwood floors throughout. Semi private second gated entry. Main level with no stairs, elevator building. A must see!!

5. 2020-05-27
   listed $275,000 Active 569-char remark

   Show marketing remark (569 chars)

   This three bedroom co-op has been beautifully renovated. It is close to New Roc, shopping, restaurants, and only an 8 minute walk to train. It is less expensive to buy than rent. Perfect place for the down sizer or perhaps you are just starting out? Either way this is the one, it has over 1500 square feet of living space with 12 foot ceilings, windows are ten feet high with tons of bright light to shine in. Walk in master closet , with hardwood floors throughout. Semi private second gated entry. Main level with no stairs, elevator building. A must see!!

6. 2000-12-01
   soldstatus $98,000 163-char remark

   Show marketing remark (163 chars)

   Great Apt For Professionals, Many Possibilities, Very Spacious Owner Anxious!!!! Low Maintence, Freshly Painted Building Halls Being Painted, Well Secured Building

7. 2000-08-04
   price $99,000 163-char remark

   Show marketing remark (163 chars)

   Great Apt For Professionals, Many Possibilities, Very Spacious Owner Anxious!!!! Low Maintence, Freshly Painted Building Halls Being Painted, Well Secured Building

8. 2000-08-04
   historical 163-char remark

   Show marketing remark (163 chars)

   Great Apt For Professionals, Many Possibilities, Very Spacious Owner Anxious!!!! Low Maintence, Freshly Painted Building Halls Being Painted, Well Secured Building

9. 2000-06-01
   historical
10. 2000-05-09
    listed $98,000 163-char remark

    Show marketing remark (163 chars)

    Great Apt For Professionals, Many Possibilities, Very Spacious Owner Anxious!!!! Low Maintence, Freshly Painted Building Halls Being Painted, Well Secured Building

11. 2000-02-01
    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 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 · 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: $49,780
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,982
• − Management: −$3,982
• − Depreciation: −$8,698
• Taxable income: $10,389
• Est. tax owed @ 24.0%: −$2,493
• After-tax cash flow: $12,037/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): 42,754
• Household income: $85,573
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 2797.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 36% White 30% Black 24% Two or more races 16% Asian 7%
• Hispanic origin (detail): Mexican 17% Puerto Rican 5% Dominican 3%
• Common ancestry: Hispanic 3% Scotch-Irish 1% Romanian 1%
• Foreign-born: 34% · Canada, Jamaica, China
• Languages at home: 54% English-only · Spanish 32% Other Indo-European 5% French/Haitian/Cajun 4%

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: ▼ -910.37%
• Current HPI: 270.8019
• Rent YoY: ▲ 1.42%
• 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

+205.1% since first listed

11 events — show timeline

• 2026-04-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-14 Coming Soon $299,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-26 Sold (MLS) $263,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-27 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2000-12-01 Sold (MLS) $98,000 HGMLS
• 2000-08-04 Delisted — HGMLS
• 2000-08-04 Price Changed $99,000 HGMLS
• 2000-06-01 Delisted — HGMLS
• 2000-05-09 Listed $98,000 HGMLS
• 2000-02-01 Listed — HGMLS