2261 Palmer Ave Unit 2A · New Rochelle, NY 10801

$130,000

1 bd · 1.0 ba · 700 sqft · Townhouse · 480 Days on market

Built 1968 Poor condition $186/sqft · 32% below area Est $192k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the opportunity to make this one bedroom co-op your own! Featuring a generous layout with plenty of natural light, this unit offers a large living area, perfect for relaxing or entertaining. The stand-up feature is the serene bathroom with a soaking tub – ideal for unwinding after a long day. Located in the desired Dorchester building, this presents a fantastic canvas for customization and personal touches!

Key facts

• Large living area
• Serene bathroom
• Soaking tub

Tags

• LARGE LIVING AREA
• SERENE BATHROOM
• SOAKING TUB
• DORCHESTER BUILDING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $130k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $114k (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: 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 57% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 80% at this address vs 64% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the New Rochelle City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.4%/yr); 233 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 480 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $95k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $107k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 480 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.93% ✓
• Cap rate: 16.32%
• Cash-on-cash: 35.82%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (median comp): $192,472
• List price: $130,000
• Delta: -32.46%
• 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
2261 Palmer Ave Unit 1A	0.00mi	1/1.0	700 (0%)	3mo	$210,000	$300	97
2221 Palmer Ave Unit 3P	0.10mi	1/1.0	700 (0%)	2mo	$164,500	$235	94
2221 Palmer Ave Unit 3D	0.10mi	1/1.0	700 (0%)	3mo	$190,000	$271	93
2261 Palmer Ave Unit 2N	0.00mi	1/1.0	650 (-7%)	1mo	$141,000	$217	87
2221 Palmer Ave Unit 3R	0.10mi	1/1.0	750 (+7%)	4mo	$190,000	$253	80
2295 Palmer Ave Unit 1-N	0.08mi	1/1.0	750 (+7%)	6mo	$172,500	$230	80
2200 Palmer Ave Unit 4M	0.15mi	1/1.0	750 (+7%)	3mo	$243,500	$325	79
2295 Palmer Ave Unit 1P	0.08mi	1/1.0	750 (+7%)	12mo	$180,000	$240	74
120 Stonelea Pl Unit 3M	0.34mi	1/1.0	750 (+7%)	8mo	$130,000	$173	66
14 N Chatsworth Ave Unit 4M	0.73mi	1/1.0	700 (0%)	6mo	$420,000	$600	61
14 N Chatsworth Ave Unit 2K	0.73mi	1/1.0	650 (-7%)	12mo	$327,000	$503	44
14 N Chatsworth Ave Unit 1A	0.73mi	1/1.0	800 (+14%)	12mo	$410,000	$513	32

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: 27.1%
• Equity multiple: 2.10×
• Total profit: $40,055
• Equity at exit: $19,383

10-year hold

• IRR: 33.7%
• Equity multiple: 3.84×
• Total profit: $103,231
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 14 under contract
• Months of supply: 2.6 mo (39%/mo absorbed)
• Median asking: $202,000 ($295/sqft)
• Median days on market: 23 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -6.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10801

• Rents YoY: 1.4%
• Active inventory: 233
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,513 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $1,020

Break-even live

Break-even rent $1,221

Max offer price $130,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,110	-5% $1,065	+0% $1,020	+5% $975	+10% $930
Rent	-10% $822	-5% $921	+0% $1,020	+5% $1,119	+10% $1,219
Rate	-1.0pp $1,086	-0.5pp $1,053	base $1,020	+0.5pp $986	+1.0pp $952

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Stonelea Pl Apt 3M New Rochelle, NY	1.0	1.0	750	$2,300	$3.07	159d	1	0.37mi
120 Stonelea Pl Unit 4G New Rochelle, NY	1.0	1.0	650	$2,450	$3.77	10d	1	0.37mi
1 Dillon Rd Unit 4B Larchmont, NY	1.0	1.0	750	$2,500	$3.33	114d	1	0.43mi
168 Myrtle Blvd Unit B Larchmont, NY	—	1.0	600	$2,100	$3.50	95d	1	0.65mi
14 N Chatsworth Ave Larchmont, NY	1.0	1.0	787	$2,925	$3.71	110d	2	0.70mi
1880 Palmer Ave Larchmont, NY	1.0–2.0	1.0	850	$2,600	$3.06	1d	2	0.77mi
245 Main St Unit 1 New Rochelle, NY	1.0	1.0	750	$1,750	$2.33	158d	1	0.81mi
1833 Palmer Ave Unit 2F Larchmont, NY	1.0	1.0	700	$2,275	$3.25	106d	1	0.87mi
12 Chatsworth Ave Unit B35 Larchmont, NY	1.0	1.0	600	$2,650	$4.42	10d	1	0.95mi
12 Chatsworth Ave Unit B-25 Larchmont, NY	1.0	1.0	700	$2,750	$3.93	119d	1	0.95mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	781	$3,308	$4.23	0d	8	1.01mi
600 North Ave New Rochelle, NY	2.0	1.0–2.0	894	$3,675	$4.11	7d	10	1.03mi
100 New Roc City Plz Apt 413 New Rochelle, NY	—	1.0	441	$1,950	$4.42	10d	1	1.12mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	761	$3,103	$4.07	0d	5	1.24mi
57 Grand St New Rochelle, NY	—	1.0	695	$2,500	$3.60	73d	1	1.26mi
30 Ferdinand Pl New Rochelle, NY	1.0	1.0	650	$1,850	$2.85	101d	1	1.27mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	159d	1	1.28mi
80 Guion Pl New Rochelle, NY	—	1.0	450	$1,640	$3.64	1d	1	1.29mi
1 Shearwood Pl New Rochelle, NY	2.0	1.0–2.0	925	$3,286	$3.55	0d	24	1.29mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	184d	1	1.30mi
50 Guion Pl New Rochelle, NY	—	1.0	450	$1,635	$3.63	3d	1	1.31mi
126 Franklin Ave New Rochelle, NY	1.0	1.0	650	$2,000	$3.08	37d	1	1.31mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,693	$4.80	0d	36	1.37mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$2,823	$3.08	79d	37	1.37mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	1009	$2,837	$2.81	0d	32	1.37mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	822	$3,735	$4.54	0d	17	1.42mi
50 Clinton Pl New Rochelle, NY	3.0	1.0–2.0	1005	$4,654	$4.63	0d	12	1.44mi
543 Main St #714 New Rochelle, NY	1.0	1.0	675	$2,450	$3.63	53d	1	1.44mi
3 Davenport Ave New Rochelle, NY	1.0	1.0	577	$2,449	$4.24	0d	1	1.45mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$3,218	$3.25	2d	5	1.46mi
5 Prospect St Unit 2S New Rochelle, NY	1.0	1.0	650	$1,900	$2.92	10d	1	1.47mi
5 Prospect St Unit 2S New Rochelle, NY	1.0	1.0	650	$1,900	$2.92	53d	1	1.47mi
95 Washington Ave Unit 1R New Rochelle, NY	—	1.0	400	$1,700	$4.25	165d	1	1.48mi

Listing history 50 events

1. 2026-10-31
   days on market $130,000 Active 480 DOM
2. 2026-10-30
   days on market $130,000 Active 479 DOM
3. 2026-10-29
   days on market $130,000 Active 478 DOM
4. 2026-10-28
   days on market $130,000 Active 477 DOM
5. 2026-10-27
   days on market $130,000 Active 476 DOM
6. 2026-10-26
   days on market $130,000 Active 475 DOM
7. 2026-10-25
   days on market $130,000 Active 474 DOM
8. 2026-10-24
   days on market $130,000 Active 473 DOM
9. 2026-10-23
   days on market $130,000 Active 472 DOM
10. 2026-10-23
    price $130,000 Active 471 DOM
11. 2026-10-22
    days on market $145,000 Active 471 DOM
12. 2026-10-21
    days on market $145,000 Active 470 DOM
13. 2026-10-20
    days on market $145,000 Active 469 DOM
14. 2026-10-20
    price $145,000 Active 468 DOM
15. 2026-10-19
    days on market $155,000 Active 468 DOM
16. 2026-10-18
    days on market $155,000 Active 467 DOM
17. 2026-10-17
    days on market $155,000 Active 466 DOM
18. 2026-10-16
    days on market $155,000 Active 465 DOM
19. 2026-10-15
    days on market $155,000 Active 464 DOM
20. 2026-10-14
    days on market $155,000 Active 463 DOM
21. 2026-10-13
    days on market $155,000 Active 462 DOM
22. 2026-10-12
    days on market $155,000 Active 461 DOM
23. 2026-10-11
    days on market $155,000 Active 460 DOM
24. 2026-10-10
    days on market $155,000 Active 459 DOM
25. 2026-10-09
    days on market $155,000 Active 458 DOM
26. 2026-10-08
    pricedays on market $155,000 Active 457 DOM
27. 2026-10-07
    days on market $160,000 Active 456 DOM
28. 2026-10-06
    days on market $160,000 Active 455 DOM
29. 2026-10-05
    days on market $160,000 Active 454 DOM
30. 2026-10-04
    days on market $160,000 Active 453 DOM
31. 2026-10-03
    days on market $160,000 Active 452 DOM
32. 2026-10-02
    days on market $160,000 Active 451 DOM
33. 2026-10-01
    days on market $160,000 Active 450 DOM
34. 2026-09-30
    days on market $160,000 Active 449 DOM
35. 2026-09-29
    days on market $160,000 Active 448 DOM
36. 2026-09-28
    days on market $160,000 Active 447 DOM
37. 2026-09-27
    days on market $160,000 Active 446 DOM
38. 2026-09-26
    days on market $160,000 Active 445 DOM
39. 2026-09-25
    days on market $160,000 Active 444 DOM
40. 2026-09-24
    days on market $160,000 Active 443 DOM
41. 2026-09-23
    days on market $160,000 Active 442 DOM
42. 2026-09-22
    days on market $160,000 Active 441 DOM
43. 2026-09-21
    days on market $160,000 Active 440 DOM
44. 2026-09-20
    days on market $160,000 Active 439 DOM
45. 2026-09-19
    days on market $160,000 Active 438 DOM
46. 2026-09-18
    days on market $160,000 Active 437 DOM
47. 2026-09-17
    days on market $160,000 Active 436 DOM
48. 2026-09-16
    days on market $160,000 Active 435 DOM
49. 2026-09-15
    days on market $160,000 Active 434 DOM
50. 2026-09-14
    days on market $160,000 Active 433 DOM

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $30,152
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$1,448
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$3,782
• Taxable income: $10,866
• Est. tax owed @ 24.0%: −$2,608
• After-tax cash flow: $9,634/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 · 3 photos

Poor 20/100 Extensive rehab Est. rehab $35,000–$63,000 screening

This property requires extensive repairs, particularly to the roof and exterior, significantly impacting its value. Immediate action is needed to address these critical issues.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with significant damage and missing shingles.
• Major Windows (windows) — The windows have visible damage and appear to be in poor condition.
• Major Exterior (exterior) — The exterior of the building shows significant wear and tear, with peeling paint and damaged siding.

Repairs flagged

• Major roof — Significant damage visible in satellite image
• Major exterior — Significant damage visible in satellite image
• Major exterior — Significant damage visible in satellite image
• Major exterior — Significant damage visible in satellite image
• Major exterior — Significant damage visible in satellite image
• Major exterior — Significant damage visible in satellite image
• Major exterior — Significant damage visible in satellite image
• Major exterior — Significant damage visible in satellite image

Value-add opportunities

• Both repair and replace roof — Significant roof damage will affect both resale and rental value ↑
• Both repair and replace exterior — Significant exterior damage will affect both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Trinity Elementary School F NY #1,350/2,108 Nat'l #17,359/41,679 Middle Isaac E Young Middle School B- NY #214/729 Nat'l #2,564/14,009 High New Rochelle High School A- NY #518/1,100 Nat'l #1,121/17,239

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

C Composite livability gradescore 69/100

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 · 1,028,035 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: 10% of renters

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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%

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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%
• Languages at home: 54% English-only · Spanish 32% Other Indo-European 5% French/Haitian/Cajun 4%

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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

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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

+59.2% since first listed

8 events — show timeline

• 2026-01-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-12 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-27 Price Changed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-07 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-04 Sold (MLS) $107,000 OneKey® MLS as Distributed by MLS Grid
• 2017-11-03 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-09-22 Listed $125,000 OneKey® MLS as Distributed by MLS Grid