40 Davenport Ave Unit 1L · New Rochelle, NY 10805

$169,900

1 bd · 1.0 ba · 750 sqft · Condo · 85 Days on market

Built 1955 Good condition $227/sqft · 13% below area Est $195k · 13% under ↓ 3% 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 +13.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +5.7/10.0
• Appreciation +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Affordable Waterfront Living with Private Beach Access! Enjoy water views from every window in this updated and spacious first-floor one-bedroom residence at Marina’s Edge Cooperative in New Rochelle. This no-stairs unit offers effortless living - ideal for downsizers, dog owners, or anyone seeking convenient accessibility. The open floor plan is perfect for entertaining and features abundant closet space, and luxury vinyl flooring throught. Step outside and enjoy Marina’s Edge’s private beach access, shoreline, and outdoor picnic areas -perfect for kayaking, paddleboarding, or simply relaxing by the water. Additional highlights include: Assigned parking included in the low, affordable monthly maintenance, pet friendly community, just steps from Hudson Park, restaurants, shopping, schools, and Metro North. A rare opportunity to enjoy waterfront living, at an accessible price point and better than renting. CASH OFFERS ONLY

Key facts

• Garage
• Built 1955
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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.
• Market conditions: 84 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $1k 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.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 1955 — 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $194,575
• List price: $169,900
• Delta: -12.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.3%
• Equity multiple: 1.77×
• Total profit: $36,476
• Equity at exit: $37,157

10-year hold

• IRR: 23.6%
• Equity multiple: 3.32×
• Total profit: $110,160
• Equity at exit: $35,820

Cash invested: $47,572 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,537 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $830

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 62%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Davenport Ave New Rochelle, NY	1.0	1.0	821	$2,099	$2.56	6d	1	0.08mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	862	$2,195	$2.54	1d	2	0.37mi
220 Pelham Rd Unit 5E New Rochelle, NY	2.0	1.0	1000	$2,595	$2.60	7d	1	0.37mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	900	$2,150	$2.39	11d	2	0.37mi
230 Pelham Rd Unit 6F New Rochelle, NY	1.0	1.0	800	$1,995	$2.49	43d	1	0.41mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	19d	1	0.43mi
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	3d	1	0.50mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$5,007	$5.93	1d	31	0.55mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	910	$3,721	$4.09	1d	28	0.58mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	740	$3,764	$5.08	1d	14	0.58mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,536	$4.59	3d	50	0.58mi
245 Main St Unit 1 New Rochelle, NY	1.0	1.0	750	$1,750	$2.33	17d	1	0.60mi
29 Pratt St Unit 2 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	43d	1	0.67mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	15d	1	0.69mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,158	$3.44	1d	51	0.69mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	787	$2,847	$3.62	1d	17	0.69mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$2,922	$3.26	2d	31	0.72mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,054	$4.08	4d	12	0.73mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	792	$3,094	$3.91	1d	11	0.74mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	764	$2,945	$3.85	1d	15	0.75mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$2,855	$2.89	5d	8	0.76mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$3,562	$4.17	2d	12	0.77mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$2,808	$3.73	4d	6	0.79mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	10d	10	0.87mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	43d	1	0.94mi
504 Pelham Rd New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	13d	1	0.98mi
7 Lanecrest Ave New Rochelle, NY	2.0	1.0	1100	$2,690	$2.45	17d	1	1.00mi
110 Stonelea Pl Unit 3B New Rochelle, NY	2.0	1.0	800	$2,650	$3.31	43d	1	1.04mi
120 Stonelea Pl Apt 3M New Rochelle, NY	1.0	1.0	750	$2,300	$3.07	19d	1	1.05mi
12 Russell Ave Apt 2 New Rochelle, NY	2.0	1.0	800	$2,350	$2.94	7d	1	1.09mi
3 Harbor Ln Unit 3A New Rochelle, NY	1.0	1.0	700	$2,500	$3.57	24d	1	1.17mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	20d	1	1.22mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	43d	1	1.30mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	4d	1	1.32mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	43d	1	1.33mi
666 Pelham Rd Apt 3A New Rochelle, NY	1.0	1.0	750	$2,350	$3.13	43d	1	1.34mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	43d	1	1.38mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	43d	1	1.38mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	13d	1	1.38mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	43d	1	1.39mi

HOA detail condo

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

Listing history 7 events

1. 2026-05-14
   status Pending 954-char remark

   Show marketing remark (954 chars)

   Affordable Waterfront Living with Private Beach Access! Enjoy water views from every window in this updated and spacious first-floor one-bedroom residence at Marina’s Edge Cooperative in New Rochelle. This no-stairs unit offers effortless living - ideal for downsizers, dog owners, or anyone seeking convenient accessibility. The open floor plan is perfect for entertaining and features abundant closet space, and luxury vinyl flooring throught. Step outside and enjoy Marina’s Edge’s private beach access, shoreline, and outdoor picnic areas -perfect for kayaking, paddleboarding, or simply relaxing by the water. Additional highlights include: Assigned parking included in the low, affordable monthly maintenance, pet friendly community, just steps from Hudson Park, restaurants, shopping, schools, and Metro North. A rare opportunity to enjoy waterfront living, at an accessible price point and better than renting. CASH OFFERS ONLY

2. 2026-03-31
   price $169,900 954-char remark

   Show marketing remark (954 chars)

   Affordable Waterfront Living with Private Beach Access! Enjoy water views from every window in this updated and spacious first-floor one-bedroom residence at Marina’s Edge Cooperative in New Rochelle. This no-stairs unit offers effortless living - ideal for downsizers, dog owners, or anyone seeking convenient accessibility. The open floor plan is perfect for entertaining and features abundant closet space, and luxury vinyl flooring throught. Step outside and enjoy Marina’s Edge’s private beach access, shoreline, and outdoor picnic areas -perfect for kayaking, paddleboarding, or simply relaxing by the water. Additional highlights include: Assigned parking included in the low, affordable monthly maintenance, pet friendly community, just steps from Hudson Park, restaurants, shopping, schools, and Metro North. A rare opportunity to enjoy waterfront living, at an accessible price point and better than renting. CASH OFFERS ONLY

3. 2026-02-19
   listed $172,500 Active 954-char remark

   Show marketing remark (954 chars)

   Affordable Waterfront Living with Private Beach Access! Enjoy water views from every window in this updated and spacious first-floor one-bedroom residence at Marina’s Edge Cooperative in New Rochelle. This no-stairs unit offers effortless living - ideal for downsizers, dog owners, or anyone seeking convenient accessibility. The open floor plan is perfect for entertaining and features abundant closet space, and luxury vinyl flooring throught. Step outside and enjoy Marina’s Edge’s private beach access, shoreline, and outdoor picnic areas -perfect for kayaking, paddleboarding, or simply relaxing by the water. Additional highlights include: Assigned parking included in the low, affordable monthly maintenance, pet friendly community, just steps from Hudson Park, restaurants, shopping, schools, and Metro North. A rare opportunity to enjoy waterfront living, at an accessible price point and better than renting. CASH OFFERS ONLY

4. 2026-02-16
   historical $172,500 954-char remark

   Show marketing remark (954 chars)

   Affordable Waterfront Living with Private Beach Access! Enjoy water views from every window in this updated and spacious first-floor one-bedroom residence at Marina’s Edge Cooperative in New Rochelle. This no-stairs unit offers effortless living - ideal for downsizers, dog owners, or anyone seeking convenient accessibility. The open floor plan is perfect for entertaining and features abundant closet space, and luxury vinyl flooring throught. Step outside and enjoy Marina’s Edge’s private beach access, shoreline, and outdoor picnic areas -perfect for kayaking, paddleboarding, or simply relaxing by the water. Additional highlights include: Assigned parking included in the low, affordable monthly maintenance, pet friendly community, just steps from Hudson Park, restaurants, shopping, schools, and Metro North. A rare opportunity to enjoy waterfront living, at an accessible price point and better than renting. CASH OFFERS ONLY

5. 2022-08-16
   soldstatus $167,500 Closed 839-char remark

   Show marketing remark (839 chars)

   *** SELLER WILL ENTERTAIN CASH OFFERS ONLY *** Spacious 1ST FLOOR UNIT - NO STAIRS! Enjoy life in this bright & airy, Sunny & Spacious unit with MAJOR perks: Low affordable Maintenance, Private Beach, assigned Parking, private Garages, "Garden Like" setting. This unit offers an open floor plan, perfect for entertaining! Hardwood flooring, New Kitchen, New Bath, Great Beach Views! Quiet complex with a cozy home feel. Marina's Edge is a pet friendly community with its' own private beach and outdoor picnic areas. Close to restaurants, schools, shopping, walk to the parks, and only a 15 minute walk to Metro North (30 minutes to NYC/ Manhattan). Monthly Maintenance $664.69 with Star Exemption = $557. Don't miss the opportunity to own this reasonably priced 1 bedroom Cooperative. *** CASH OFFERS ONLY ***

6. 2022-07-18
   status Pending 839-char remark

   Show marketing remark (839 chars)

   *** SELLER WILL ENTERTAIN CASH OFFERS ONLY *** Spacious 1ST FLOOR UNIT - NO STAIRS! Enjoy life in this bright & airy, Sunny & Spacious unit with MAJOR perks: Low affordable Maintenance, Private Beach, assigned Parking, private Garages, "Garden Like" setting. This unit offers an open floor plan, perfect for entertaining! Hardwood flooring, New Kitchen, New Bath, Great Beach Views! Quiet complex with a cozy home feel. Marina's Edge is a pet friendly community with its' own private beach and outdoor picnic areas. Close to restaurants, schools, shopping, walk to the parks, and only a 15 minute walk to Metro North (30 minutes to NYC/ Manhattan). Monthly Maintenance $664.69 with Star Exemption = $557. Don't miss the opportunity to own this reasonably priced 1 bedroom Cooperative. *** CASH OFFERS ONLY ***

7. 2022-05-04
   listed $175,000 Active 839-char remark

   Show marketing remark (839 chars)

   *** SELLER WILL ENTERTAIN CASH OFFERS ONLY *** Spacious 1ST FLOOR UNIT - NO STAIRS! Enjoy life in this bright & airy, Sunny & Spacious unit with MAJOR perks: Low affordable Maintenance, Private Beach, assigned Parking, private Garages, "Garden Like" setting. This unit offers an open floor plan, perfect for entertaining! Hardwood flooring, New Kitchen, New Bath, Great Beach Views! Quiet complex with a cozy home feel. Marina's Edge is a pet friendly community with its' own private beach and outdoor picnic areas. Close to restaurants, schools, shopping, walk to the parks, and only a 15 minute walk to Metro North (30 minutes to NYC/ Manhattan). Monthly Maintenance $664.69 with Star Exemption = $557. Don't miss the opportunity to own this reasonably priced 1 bedroom Cooperative. *** CASH OFFERS ONLY ***

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,441
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − Depreciation: −$4,943
• Taxable income: $7,712
• Est. tax owed @ 24.0%: −$1,851
• After-tax cash flow: $8,107/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 80/100 Cosmetic rehab

This updated and spacious first-floor unit at Marina’s Edge Cooperative in New Rochelle is move-in ready with a good condition score and minimal maintenance needs.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint can make a home more appealing
• Both HVAC maintenance — ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home more appealing ↑
• Both HVAC maintenance — ensures comfort and energy efficiency ↑

ⓘ 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: 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

-2.9% since first listed

7 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $169,900 OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Listed $172,500 OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Coming Soon $172,500 OneKey® MLS as Distributed by MLS Grid
• 2022-08-16 Sold (MLS) $167,500 OneKey® MLS as Distributed by MLS Grid
• 2022-07-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-05-04 Listed $175,000 OneKey® MLS as Distributed by MLS Grid