90 Union St Unit 1A · New Rochelle, NY 10801-2426

$215,000

1 bd · 1.0 ba · 850 sqft · Condo · 182 Days on market

Built 1957

---

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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to the Heart of New Rochelle. This lovely junior four apartment that lives like a 2 bedroom offers sunshine and warmth all within minutes to the Metro North, Major Highways, Hudson Park and Beach and so much more. Hudson Park & Beach offer nightly concerts in the summer, fishing all year round, views of the Sound and such a serene setting again all while being under 40 minutes to NYC.

Key facts

• Renovated building
• New laundry room
• Large walk-in closet

Tags

• RENOVATED BUILDING
• MODERN KITCHEN
• LARGE WALK-IN CLOSET
• OVERSIZED WINDOWS
• NEW LAUNDRY ROOM
• INVITING OUTDOOR SITTING AREA

Property features AI

Finance

• Other: Living area reported from plans
• HOA & community: Association managed by Ferrara Management; Additional monthly fee of $53.51 covering dishwasher, refuse, and sewer

Exterior

• Parking: Common parking, driveway, on-street parking, and parking lot available; Private parking also available; Parking fee applies ($50)
• Utilities: Con Edison electric service; Public sewer; Cable connected; Electricity connected; Natural gas connected
• Home design: Stock cooperative; Single-level unit; Located in a 7-story building
• Construction: Brick construction
• Exterior features: Outdoor space; Park nearby; Not waterfront; Brick exterior

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Total rooms include sleeping area (4 rooms total); No pets allowed
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat; No central cooling
• Interior features: Crown molding; Elevator; Galley-style kitchen; Walk-through kitchen; Walk-in closet(s); Blinds
• Laundry & utility: Shared laundry room / common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.

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: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• 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 $60k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 9 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 $182k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.33% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.0%
• Equity multiple: 2.25×
• Total profit: $75,227
• Equity at exit: $96,673

10-year hold

• IRR: 23.0%
• Equity multiple: 4.30×
• Total profit: $198,824
• Equity at exit: $148,985

Cash invested: $60,200 (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 10801-2426

• Active inventory: 1
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,860 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $774

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 68%

Sensitivity live

Price	-10% $922	-5% $848	+0% $774	+5% $700	+10% $625
Rent	-10% $548	-5% $661	+0% $774	+5% $887	+10% $1,000
Rate	-1.0pp $882	-0.5pp $828	base $774	+0.5pp $718	+1.0pp $661

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	4d	1	0.15mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$5,007	$5.93	0d	32	0.24mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	900	$2,150	$2.39	13d	2	0.25mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	862	$2,195	$2.54	3d	2	0.25mi
220 Pelham Rd Unit 5E New Rochelle, NY	2.0	1.0	1000	$2,595	$2.60	8d	1	0.25mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	20d	1	0.27mi
230 Pelham Rd Unit 6F New Rochelle, NY	1.0	1.0	800	$1,995	$2.49	45d	1	0.27mi
55 Clinton Pl New Rochelle, NY	3.0	1.0–2.0	991	$3,734	$3.77	0d	24	0.28mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,548	$4.61	0d	49	0.31mi
3 Davenport Ave New Rochelle, NY	1.0	1.0	728	$2,099	$2.88	0d	1	0.32mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	757	$2,746	$3.63	0d	17	0.33mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,052	$4.08	0d	10	0.37mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	17d	1	0.38mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	826	$3,795	$4.59	0d	15	0.39mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	777	$2,966	$3.82	0d	15	0.41mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$2,933	$3.20	0d	49	0.41mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$2,808	$3.73	0d	5	0.44mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	847	$3,562	$4.20	0d	12	0.44mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$2,855	$2.89	0d	9	0.45mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$2,845	$3.17	0d	29	0.49mi
50 Lecount Pl New Rochelle, NY	1.0	1.0	534	$2,450	$4.59	0d	1	0.49mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	739	$2,952	$3.99	0d	9	0.64mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	12d	10	0.66mi
12 Russell Ave Apt 2 New Rochelle, NY	2.0	1.0	800	$2,350	$2.94	8d	1	0.71mi
245 Main St Unit 1 New Rochelle, NY	1.0	1.0	750	$1,750	$2.33	19d	1	0.72mi
7 Lanecrest Ave New Rochelle, NY	2.0	1.0	1100	$2,690	$2.45	19d	1	0.72mi
504 Pelham Rd New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	14d	1	0.74mi
29 Pratt St Unit 2 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	45d	1	0.76mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	45d	1	0.78mi
3 Harbor Ln Unit 3A New Rochelle, NY	1.0	1.0	700	$2,500	$3.57	26d	1	0.96mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	22d	1	0.97mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	6d	1	0.98mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	45d	1	1.01mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	45d	1	1.04mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	14d	1	1.04mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	45d	1	1.08mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	45d	1	1.09mi
666 Pelham Rd Apt 3A New Rochelle, NY	1.0	1.0	750	$2,350	$3.13	45d	1	1.09mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	45d	1	1.11mi
965 Main St Unit 2 New Rochelle, NY	2.0	1.0	825	$2,995	$3.63	8d	1	1.14mi

HOA detail condo

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

Listing history 31 events

1. 2026-04-24
   status Pending
2. 2026-02-18
   price $215,000
3. 2026-01-23
   status Active
4. 2026-01-22
   historical
5. 2026-01-21
   status Active
6. 2025-08-14
   status Pending
7. 2025-05-14
   listed $225,000 Active
8. 2021-02-01
   soldstatus $182,500 Closed 401-char remark

   Show marketing remark (401 chars)

   Welcome to the Heart of New Rochelle. This lovely junior four apartment that lives like a 2 bedroom offers sunshine and warmth all within minutes to the Metro North, Major Highways, Hudson Park and Beach and so much more. Hudson Park & Beach offer nightly concerts in the summer, fishing all year round, views of the Sound and such a serene setting again all while being under 40 minutes to NYC.

9. 2020-09-01
   price $195,000 401-char remark

   Show marketing remark (401 chars)

   Welcome to the Heart of New Rochelle. This lovely junior four apartment that lives like a 2 bedroom offers sunshine and warmth all within minutes to the Metro North, Major Highways, Hudson Park and Beach and so much more. Hudson Park & Beach offer nightly concerts in the summer, fishing all year round, views of the Sound and such a serene setting again all while being under 40 minutes to NYC.

10. 2020-08-13
    listed $199,000 Active 401-char remark

    Show marketing remark (401 chars)

    Welcome to the Heart of New Rochelle. This lovely junior four apartment that lives like a 2 bedroom offers sunshine and warmth all within minutes to the Metro North, Major Highways, Hudson Park and Beach and so much more. Hudson Park & Beach offer nightly concerts in the summer, fishing all year round, views of the Sound and such a serene setting again all while being under 40 minutes to NYC.

11. 2011-07-04
    historical
12. 2011-06-06
    price
13. 2011-05-11
    price
14. 2011-02-21
    price
15. 2011-01-04
    listed Active
16. 2010-12-29
    historical
17. 2010-09-21
    price
18. 2010-07-26
    price
19. 2010-06-28
    listed Active
20. 2010-06-28
    historical Cancelled
21. 2010-04-15
    historical Pending
22. 2010-01-22
    listed Active
23. 2009-09-11
    historical
24. 2009-07-20
    price
25. 2009-05-28
    price
26. 2009-04-18
    price
27. 2009-02-01
    listed
28. 2003-11-06
    soldstatus $88,000
29. 2003-08-25
    price $89,900
30. 2003-08-25
    historical
31. 2003-07-11
    listed $88,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% 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: $34,323
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,746
• − Management: −$2,746
• − Depreciation: −$6,255
• Taxable income: $6,234
• Est. tax owed @ 24.0%: −$1,496
• After-tax cash flow: $7,790/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+144.3% since first listed

31 events — show timeline

• 2026-04-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-14 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2021-02-01 Sold (MLS) $182,500 OneKey® MLS as Distributed by MLS Grid
• 2020-09-01 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-13 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2011-07-04 Delisted — HGMLS
• 2011-06-06 Price Changed — HGMLS
• 2011-05-11 Price Changed — HGMLS
• 2011-02-21 Price Changed — HGMLS
• 2011-01-04 Listed — HGMLS
• 2010-12-29 Delisted — HGMLS
• 2010-09-21 Price Changed — HGMLS
• 2010-07-26 Price Changed — HGMLS
• 2010-06-28 Listed — HGMLS
• 2010-06-28 Delisted — HGMLS
• 2010-04-15 Contingent — HGMLS
• 2010-01-22 Listed — HGMLS
• 2009-09-11 Delisted — HGMLS
• 2009-07-20 Price Changed — HGMLS
• 2009-05-28 Price Changed — HGMLS
• 2009-04-18 Price Changed — HGMLS
• 2009-02-01 Listed — HGMLS
• 2003-11-06 Sold (MLS) $88,000 HGMLS
• 2003-08-25 Delisted — HGMLS
• 2003-08-25 Price Changed $89,900 HGMLS
• 2003-07-11 Listed $88,000 HGMLS