100 New Roc City Plz #104 · New Rochelle, NY 10801

$439,000

2 bd · 2.0 ba · 1,492 sqft · Condo · 28 Days on market

Built 2001

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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).

• Cash flow +12.4/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Lofts at New Roc, a stunning 2-bedroom, 2-bath corner unit offering 1,492 sq. ft. of bright, modern living in the heart of downtown New Rochelle. Ideally located just a couple of blocks from the Metro-North station, you can reach Grand Central in under 35 minutes—perfect for commuters! This spacious loft-style home features soaring ceilings, oversized windows, and views of New Rochelle. The open-concept layout is designed for today’s lifestyle, showcasing granite countertops, glistening wood flooring, and beautifully updated bathrooms. The primary bedroom includes a walk-in closet, while in-unit laundry adds everyday convenience. Residents have access to an impre

Key facts

• Fitness center
• Rooftop terrace
• Water views

Tags

• CORNER UNIT
• IN UNIT LAUNDRY
• FITNESS CENTER
• ROOFTOP TERRACE
• WATER VIEWS
• COMMUNITY ROOM

Property features AI

Finance

• HOA & community: Clubhouse; Fitness center; Gated community

Exterior

• Parking: 2 parking spaces (unassigned); 2-car garage available
• Security: Gated community
• Utilities: Public sewer; Cable available and connected; Electricity connected
• Home design: Stock cooperative; One-level entry (Entry level 1); Total of 5 stories in the building
• Construction: Built with other construction materials; Other foundation type
• Exterior features: Non-waterfront property; Construction materials: Other; Foundation: Other

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Walk-through layout
• Bedrooms: Includes a first-floor bedroom
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Elevator access; High ceilings; Open floor plan; Primary bathroom; Walk-through kitchen; Walk-in closets; Washer/dryer hookup; Blinds; Accessible approach with ramp; In-unit laundry
• Laundry & utility: Washer; Dryer; Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $439k.

Deal economics

• At list price, monthly cash flow is $-72 ($-860/yr) — negative.
• To cash-flow at today's rent, offer at most $429k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $375k (14.6% below list).
• Recommended offer: $375k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 141 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).
• At $3,750/mo this rent would consume 53% 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 $3k of loan paydown is wiped out by about $13k 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 28 days — a 2% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.

Recommended offer $374,956 (14.6% 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. 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. 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 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: 0.85% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.34×
• Total profit: $-81,514
• Equity at exit: $65,456

10-year hold

• IRR: -15.5%
• Equity multiple: 0.19×
• Total profit: $-99,958
• Equity at exit: $37,957

Cash invested: $122,920 (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: 141
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,750 high
• Mortgage (P&I): −$2,302
• Tax est. 1.5%: −$549 /mo · $6,585/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$787
• Net cashflow: $-72

Break-even live

Break-even rent $3,840

Max offer price $428,628

Occupancy floor 97%

Sensitivity live

Price	-10% $232	-5% $80	+0% $-72	+5% $-223	+10% $-375
Rent	-10% $-368	-5% $-220	+0% $-72	+5% $76	+10% $225
Rate	-1.0pp $149	-0.5pp $40	base $-72	+0.5pp $-185	+1.0pp $-301

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	826	$5,175	$6.26	0d	15	0.09mi
175 Huguenot St #1402 New Rochelle, NY	2.0	2.5	1475	$4,750	$3.22	26d	1	0.18mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$4,540	$5.90	0d	49	0.21mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$3,476	$3.88	0d	29	0.23mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	739	$3,561	$4.82	0d	9	0.23mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,757	$4.09	0d	49	0.26mi
55 Clinton Pl New Rochelle, NY	3.0	1.0–2.0	991	$5,241	$5.29	0d	24	0.26mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$7,811	$9.25	0d	32	0.28mi
25 Acacia Ter Unit 1 New Rochelle, NY	3.0	2.0	1400	$3,800	$2.71	45d	1	0.29mi
48 Lincoln St New Rochelle, NY	2.0	1.0	1273	$3,000	$2.36	20d	1	0.30mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	17d	1	0.31mi
7 Alpha Pl Unit First floor New Rochelle, NY	3.0	2.0	1538	$4,700	$3.06	20d	1	0.32mi
25 Leroy Pl #1 New Rochelle, NY	2.0	2.5	1420	$3,995	$2.81	9d	1	0.33mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	12d	10	0.33mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$4,625	$4.68	0d	9	0.36mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	847	$4,785	$5.65	0d	12	0.39mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	45d	1	0.40mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	777	$3,780	$4.86	0d	15	0.41mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	757	$4,044	$5.34	0d	17	0.43mi
379 Huguenot St Unit 2 New Rochelle, NY	3.0	1.0	1150	$3,200	$2.78	26d	1	0.45mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$3,575	$4.75	0d	5	0.47mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,897	$5.21	0d	10	0.49mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	900	$2,595	$2.88	13d	2	0.65mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	862	$2,595	$3.01	3d	2	0.65mi
220 Pelham Rd Unit 5E New Rochelle, NY	2.0	1.0	1000	$2,595	$2.60	9d	1	0.65mi
194 Webster Ave Unit 1 New Rochelle, NY	3.0	1.0	1050	$3,500	$3.33	45d	1	0.68mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	22d	1	0.69mi
300 Pelham Rd New Rochelle, NY	2.0	1.0	1200	$3,195	$2.66	0d	1	0.77mi
133 Lincoln Ave Unit 1 New Rochelle, NY	3.0	1.0	1112	$6,500	$5.85	4d	1	0.80mi
26 Coligni Ave Apt 12 New Rochelle, NY	3.0	1.0	1100	$3,950	$3.59	45d	1	0.84mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	6d	1	0.91mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	45d	1	0.91mi
600 North Ave New Rochelle, NY	2.0	1.0–2.0	869	$4,350	$5.01	0d	10	0.94mi
22 Clove Rd Unit 24C New Rochelle, NY	3.0	1.0	1035	$3,300	$3.19	45d	1	1.01mi
22 Clove Rd New Rochelle, NY	3.0	1.0	900	$3,600	$4.00	45d	1	1.01mi
55 Moran Pl Unit 55A New Rochelle, NY	2.0	1.5	1200	$3,850	$3.21	45d	1	1.03mi
7 Lanecrest Ave New Rochelle, NY	2.0	1.0	1100	$2,690	$2.45	19d	1	1.09mi
18 Shady Glen Ct New Rochelle, NY	2.0	2.0	1700	$5,800	$3.41	14d	1	1.13mi
9 9th St Unit 1st Floor New Rochelle, NY	3.0	1.0	1463	$3,400	$2.32	45d	1	1.13mi
10 9th St Unit 2 New Rochelle, NY	2.0	1.0	1185	$2,850	$2.41	45d	1	1.16mi

HOA detail condo

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

Listing history 6 events

1. 2026-04-24
   status Pending
2. 2026-03-27
   listed $439,000 Active
3. 2010-08-21
   historical
4. 2010-02-20
   listed Active
5. 2009-08-28
   historical Cancelled
6. 2009-05-11
   listed

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

Taxation est. · year 1

• Rental income: $44,995
• − Mortgage interest: −$24,591
• − Property taxes: −$6,585
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,600
• − Management: −$3,600
• − Depreciation: −$12,771
• Taxable loss: −$8,346
• Est. tax savings @ 24.0%: +$2,003
• After-tax cash flow: $1,143/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

6 events — show timeline

• 2026-04-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-27 Listed $439,000 OneKey® MLS as Distributed by MLS Grid
• 2010-08-21 Delisted — HGMLS
• 2010-02-20 Listed — HGMLS
• 2009-08-28 Delisted — HGMLS
• 2009-05-11 Listed — HGMLS