1 Aviemore Dr · New Rochelle, NY 10804

$1,450,000

3 bd · 3.0 ba · 3,307 sqft · SingleFamily · 20 Days on market

Built 1927 10,628 sqft lot $438/sqft · 23% below area Est $1887k · 23% 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 +15.0/15.0
• Cash flow +8.0/30.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic Larchmont Woods Tudor with great curb appeal. New roof, and hot water heater, newer windows and baths. In good condition. Large Eat in Kitchen would benefit from renovation but you can live comfortably in this home and up-date at your leisure. Home features beautiful oak floors and woodwork, plaster walls, high ceiling living room, large rooms and great character. Assessment equates to Market Value well in excess of listing price & could be grieved.

Key facts

• Tudor craftsmanship
• Custom cabinetry
• Exposed wood beam

Tags

• TUDOR CRAFTSMANSHIP
• ARCHED DOORWAYS
• STONE FIREPLACE
• CUSTOM GOURMET KITCHEN
• EXPOSED WOOD BEAM
• CUSTOM CABINETRY

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; No carport
• Utilities: Con-Edison electric; Natural gas connected; Public sewer; Public water connected; Public trash collection
• Home design: Single family residence; Three or more levels
• Construction: Stone and stucco construction; Partial attic; Basement: full, partially finished with storage space
• Exterior features: Stone and stucco exterior; Patio

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 8 (includes bedrooms and living spaces); Attic: partial
• Flooring: Hardwood floors
• Bathrooms: 3 full bathrooms; Basement includes a full, partially finished area and storage space
• Heating & cooling: Natural gas heating; Ductless cooling
• Interior features: First-floor full bath; Beamed ceilings; Chef's kitchen with open layout and walk-through kitchen; Eat-in kitchen; ENERGY STAR qualified doors; Entrance foyer; Formal dining room; Natural woodwork; Primary bathroom; Patio access
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1.45M.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.19M (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.06M (27.1% below list).
• Recommended offer: $1.06M (27.1% 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.
• 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: 116 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k of loan paydown is wiped out by about $44k 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 20 days — a 2% lower offer ($1.43M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $660k; list at $1.45M implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $1,057,297 (27.1% 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. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.73% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 11.4

CMA / ARV

• ARV (median comp): $1,886,702
• List price: $1,450,000
• Delta: -23.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Aviemore Dr	0.14mi	3/3.0	2,972 (-10%)	0mo	$1,705,000	$574	76
79 Melrose Dr	0.16mi	4/2.5 (+1)	3,300 (-0%)	13mo	$2,062,000	$625	74
25 Huguenot Dr	0.25mi	4/2.5 (+1)	3,120 (-6%)	0mo	$2,352,000	$754	72
35 Seton Rd	0.38mi	4/2.5 (+1)	3,458 (+5%)	1mo	$2,540,000	$735	66
11 Knollwood Dr	0.54mi	4/3.0 (+1)	3,228 (-2%)	11mo	$1,925,000	$596	57
100 Madison Ave	0.38mi	4/3.5 (+1)	3,347 (+1%)	21mo	$1,950,000	$583	56
42 Mulberry Ln	0.23mi	4/4.5 (+1)	3,758 (+14%)	0mo	$2,300,000	$612	55
4 Villa Ln	0.64mi	4/3.5 (+1)	3,533 (+7%)	6mo	$1,900,000	$538	47
86 Edgewood Ave	0.51mi	4/3.5 (+1)	3,056 (-8%)	12mo	$1,850,000	$605	46
6 Coolidge St	0.65mi	4/2.5 (+1)	2,912 (-12%)	19mo	$1,125,000	$386	27
41 Highridge Rd	0.68mi	4/3.5 (+1)	2,922 (-12%)	21mo	$1,610,000	$551	25
27 Villa Rd	0.73mi	4/4.5 (+1)	2,810 (-15%)	7mo	$1,980,000	$705	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.19×
• Total profit: $-327,894
• Equity at exit: $216,200

10-year hold

• IRR: -18.5%
• Equity multiple: 0.00×
• Total profit: $-405,101
• Equity at exit: $125,369

Cash invested: $406,000 (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: 11.4×

Monthly cashflow live

• Estimated rent: $10,573 high
• Mortgage (P&I): −$7,604
• Tax from tax record: −$1,604 /mo · $19,250/yr
• Insurance: −$604
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,220
• Net cashflow: $-1,460

Break-even live

Break-even rent $12,421

Max offer price $1,192,154

Occupancy floor —

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: $362,500
• Closing costs: $43,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 N Chatsworth Ave Larchmont, NY	4.0	3.5	2402	$9,950	$4.14	2d	1	0.41mi
38 Shadow Ln Larchmont, NY	4.0	3.5	2485	$8,900	$3.58	44d	1	0.68mi
19 Bonnie Way Larchmont, NY	4.0	3.0	2700	$14,000	$5.19	12d	1	0.98mi
16 Bon Air Ave New Rochelle, NY	4.0	3.5	3809	$9,500	$2.49	44d	1	1.22mi
6 Hidden Green Ln Larchmont, NY	4.0	3.5	3844	$12,000	$3.12	1d	1	1.44mi

Listing history 18 events

1. 2026-06-04
   status $1,450,000 Pending 20 DOM
2. 2026-06-03
   days on market $1,450,000 Active 20 DOM
3. 2026-06-02
   days on market $1,450,000 Active 19 DOM
4. 2026-06-01
   days on market $1,450,000 Active 18 DOM
5. 2026-05-31
   days on market $1,450,000 Active 17 DOM
6. 2026-05-14
   listed $1,450,000 Active 994-char remark
7. 2014-03-15
   price $660,000 467-char remark

   Show marketing remark (467 chars)

   Classic Larchmont Woods Tudor with great curb appeal. New roof, and hot water heater, newer windows and baths. In good condition. Large Eat in Kitchen would benefit from renovation but you can live comfortably in this home and up-date at your leisure. Home features beautiful oak floors and woodwork, plaster walls, high ceiling living room, large rooms and great character. Assessment equates to Market Value well in excess of listing price & could be grieved.

8. 2010-12-10
   soldstatus $660,000
9. 2010-11-30
   soldstatus $660,000 Sold 467-char remark

   Show marketing remark (467 chars)

   Classic Larchmont Woods Tudor with great curb appeal. New roof, and hot water heater, newer windows and baths. In good condition. Large Eat in Kitchen would benefit from renovation but you can live comfortably in this home and up-date at your leisure. Home features beautiful oak floors and woodwork, plaster walls, high ceiling living room, large rooms and great character. Assessment equates to Market Value well in excess of listing price & could be grieved.

10. 2010-11-27
    historical 467-char remark

    Show marketing remark (467 chars)

    Classic Larchmont Woods Tudor with great curb appeal. New roof, and hot water heater, newer windows and baths. In good condition. Large Eat in Kitchen would benefit from renovation but you can live comfortably in this home and up-date at your leisure. Home features beautiful oak floors and woodwork, plaster walls, high ceiling living room, large rooms and great character. Assessment equates to Market Value well in excess of listing price & could be grieved.

11. 2010-10-18
    historical Pending 467-char remark

    Show marketing remark (467 chars)

    Classic Larchmont Woods Tudor with great curb appeal. New roof, and hot water heater, newer windows and baths. In good condition. Large Eat in Kitchen would benefit from renovation but you can live comfortably in this home and up-date at your leisure. Home features beautiful oak floors and woodwork, plaster walls, high ceiling living room, large rooms and great character. Assessment equates to Market Value well in excess of listing price & could be grieved.

12. 2010-10-18
    price $670,000 467-char remark

    Show marketing remark (467 chars)

    Classic Larchmont Woods Tudor with great curb appeal. New roof, and hot water heater, newer windows and baths. In good condition. Large Eat in Kitchen would benefit from renovation but you can live comfortably in this home and up-date at your leisure. Home features beautiful oak floors and woodwork, plaster walls, high ceiling living room, large rooms and great character. Assessment equates to Market Value well in excess of listing price & could be grieved.

13. 2010-09-24
    listed $670,000 Active 467-char remark

    Show marketing remark (467 chars)

    Classic Larchmont Woods Tudor with great curb appeal. New roof, and hot water heater, newer windows and baths. In good condition. Large Eat in Kitchen would benefit from renovation but you can live comfortably in this home and up-date at your leisure. Home features beautiful oak floors and woodwork, plaster walls, high ceiling living room, large rooms and great character. Assessment equates to Market Value well in excess of listing price & could be grieved.

14. 2010-09-15
    historical
15. 2010-08-09
    price
16. 2010-06-08
    price
17. 2010-03-31
    price
18. 2010-02-24
    listed Active

ⓘ 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: $19,250 · $1,604/mo
• Projected year-2 tax: $21,877 · $1,823/mo
• Expected delta: +$2,628/yr (+$219/mo · 13.7%)

ⓘ 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 · 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: $126,876
• − Mortgage interest: −$81,223
• − Property taxes: −$19,250
• − Insurance: −$7,250
• − Repairs & maintenance: −$10,150
• − Management: −$10,150
• − Depreciation: −$42,182
• Taxable loss: −$43,328
• Est. tax savings @ 24.0%: +$10,399
• After-tax cash flow: $-7,117/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

+116.4% since first listed

14 events — show timeline

• 2026-06-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $1,450,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $660,000 HGMLS
• 2010-12-10 Sold (Public Records) $660,000 Public Records
• 2010-11-30 Sold (MLS) $660,000 HGMLS
• 2010-11-27 Delisted — HGMLS
• 2010-10-18 Contingent — HGMLS
• 2010-10-18 Price Changed $670,000 HGMLS
• 2010-09-24 Listed $670,000 HGMLS
• 2010-09-15 Delisted — HGMLS
• 2010-08-09 Price Changed — HGMLS
• 2010-06-08 Price Changed — HGMLS
• 2010-03-31 Price Changed — HGMLS
• 2010-02-24 Listed — HGMLS

Property tax history

-0.7%/yr

Latest (2025): $19,250 · -18.5% YoY. Source: county tax records.