620 Pelham Rd Unit 6G · New Rochelle, NY 10805

$249,000

1 bd · 1.0 ba · 950 sqft · Condo · 47 Days on market

Built 1957 $262/sqft · 13% below area Est $286k · 13% under

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Why this score? — see what drove the C+ 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 +19.0/30.0
• ARV discount +13.4/15.0
• DSCR +6.0/10.0
• Schools +5.7/10.0
• 1% rule +5.1/10.0
• Appreciation +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Location, location, location. This top floor unit in the Neptune House, a waterfront building, is only a brief walk to Glen Island Park and Marina. Where you can enjoy the beach, bicycle and leisure paths along the water. This Juniot 4 unit is nicely updated with high ceilings and hardwood floors throughout. The large private terrace is perfect for relaxing, entertaining or simply just enjoying the view. This well maintained buiding provides great amenities including laundry room, one assigned parking spot, bike room, storage, pool, playground and gym ($10/mo). Easy commute only a 35 minute ride from Metro North train to NYC. Convenient to schools and shopping. Dont miss this one!

Key facts

• Parking
• Community pool
• Built 1957

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $2k 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.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $128k; list at $249k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $286,279
• List price: $249,000
• Delta: -13.02%
• 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: -2.5%
• Equity multiple: 0.89×
• Total profit: $-7,367
• Equity at exit: $54,456

10-year hold

• IRR: 4.8%
• Equity multiple: 1.43×
• Total profit: $30,110
• Equity at exit: $52,497

Cash invested: $69,720 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,509 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $261

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 85%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
666 Pelham Rd Apt 3A New Rochelle, NY	1.0	1.0	750	$2,350	$3.13	43d	1	0.04mi
3 Harbor Ln Unit 3A New Rochelle, NY	1.0	1.0	700	$2,500	$3.57	24d	1	0.18mi
504 Pelham Rd New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	13d	1	0.32mi
7 Lanecrest Ave New Rochelle, NY	2.0	1.0	1100	$2,690	$2.45	17d	1	0.34mi
12 Russell Ave Apt 2 New Rochelle, NY	2.0	1.0	800	$2,350	$2.94	7d	1	0.79mi
965 Main St Unit 2 New Rochelle, NY	2.0	1.0	825	$2,995	$3.63	7d	1	0.86mi
230 Pelham Rd Unit 6F New Rochelle, NY	1.0	1.0	800	$1,995	$2.49	43d	1	0.89mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	900	$2,150	$2.39	11d	2	0.93mi
220 Pelham Rd Unit 5E New Rochelle, NY	2.0	1.0	1000	$2,595	$2.60	7d	1	0.93mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	862	$2,195	$2.54	1d	2	0.93mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,054	$4.08	4d	12	1.01mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	787	$2,847	$3.62	1d	17	1.05mi
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	3d	1	1.06mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$2,808	$3.73	4d	6	1.09mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	764	$2,945	$3.85	1d	15	1.12mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$5,007	$5.93	1d	31	1.16mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	910	$3,721	$4.09	1d	28	1.18mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$3,562	$4.17	2d	12	1.19mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	15d	1	1.20mi
3 Davenport Ave New Rochelle, NY	1.0	1.0	821	$2,099	$2.56	6d	1	1.22mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$2,855	$2.89	5d	8	1.22mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,536	$4.59	3d	50	1.24mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,158	$3.44	1d	51	1.27mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	19d	1	1.30mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	4d	1	1.31mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	740	$3,764	$5.08	1d	14	1.37mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$2,922	$3.26	2d	31	1.37mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	43d	1	1.40mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	13d	1	1.40mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	43d	1	1.44mi

HOA detail condo

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

Listing history 11 events

1. 2026-05-12
   status Pending 691-char remark

   Show marketing remark (691 chars)

   Location, location, location. This top floor unit in the Neptune House, a waterfront building, is only a brief walk to Glen Island Park and Marina. Where you can enjoy the beach, bicycle and leisure paths along the water. This Juniot 4 unit is nicely updated with high ceilings and hardwood floors throughout. The large private terrace is perfect for relaxing, entertaining or simply just enjoying the view. This well maintained buiding provides great amenities including laundry room, one assigned parking spot, bike room, storage, pool, playground and gym ($10/mo). Easy commute only a 35 minute ride from Metro North train to NYC. Convenient to schools and shopping. Dont miss this one!

2. 2026-03-25
   listed $249,000 Active 691-char remark

   Show marketing remark (691 chars)

   Location, location, location. This top floor unit in the Neptune House, a waterfront building, is only a brief walk to Glen Island Park and Marina. Where you can enjoy the beach, bicycle and leisure paths along the water. This Juniot 4 unit is nicely updated with high ceilings and hardwood floors throughout. The large private terrace is perfect for relaxing, entertaining or simply just enjoying the view. This well maintained buiding provides great amenities including laundry room, one assigned parking spot, bike room, storage, pool, playground and gym ($10/mo). Easy commute only a 35 minute ride from Metro North train to NYC. Convenient to schools and shopping. Dont miss this one!

3. 2014-12-05
   price $128,500 409-char remark

   Show marketing remark (409 chars)

   Why rent when you can purchase this Jr. 4 with a terrace and a view of Long Island Sound. This unit comes with 1 parking space, a pool for your summer enjoyment and a fitness center. There is a dock where you can launch a Kayak and/or wave runner. Close to I-95 and Hutchinson River Parkway. A short walk to Glen Island to enjoy the park and beach. Maintenance does not include Star reduction if you qualify.

4. 2014-12-05
   soldstatus $128,500 Sold 409-char remark

   Show marketing remark (409 chars)

   Why rent when you can purchase this Jr. 4 with a terrace and a view of Long Island Sound. This unit comes with 1 parking space, a pool for your summer enjoyment and a fitness center. There is a dock where you can launch a Kayak and/or wave runner. Close to I-95 and Hutchinson River Parkway. A short walk to Glen Island to enjoy the park and beach. Maintenance does not include Star reduction if you qualify.

5. 2014-12-05
   soldstatus $128,500

   Show marketing remark (409 chars)

   Why rent when you can purchase this Jr. 4 with a terrace and a view of Long Island Sound. This unit comes with 1 parking space, a pool for your summer enjoyment and a fitness center. There is a dock where you can launch a Kayak and/or wave runner. Close to I-95 and Hutchinson River Parkway. A short walk to Glen Island to enjoy the park and beach. Maintenance does not include Star reduction if you qualify.

6. 2014-08-14
   historical Pending 409-char remark

   Show marketing remark (409 chars)

   Why rent when you can purchase this Jr. 4 with a terrace and a view of Long Island Sound. This unit comes with 1 parking space, a pool for your summer enjoyment and a fitness center. There is a dock where you can launch a Kayak and/or wave runner. Close to I-95 and Hutchinson River Parkway. A short walk to Glen Island to enjoy the park and beach. Maintenance does not include Star reduction if you qualify.

7. 2014-08-13
   price $145,000 409-char remark

   Show marketing remark (409 chars)

   Why rent when you can purchase this Jr. 4 with a terrace and a view of Long Island Sound. This unit comes with 1 parking space, a pool for your summer enjoyment and a fitness center. There is a dock where you can launch a Kayak and/or wave runner. Close to I-95 and Hutchinson River Parkway. A short walk to Glen Island to enjoy the park and beach. Maintenance does not include Star reduction if you qualify.

8. 2014-06-06
   price $145,000 409-char remark

   Show marketing remark (409 chars)

   Why rent when you can purchase this Jr. 4 with a terrace and a view of Long Island Sound. This unit comes with 1 parking space, a pool for your summer enjoyment and a fitness center. There is a dock where you can launch a Kayak and/or wave runner. Close to I-95 and Hutchinson River Parkway. A short walk to Glen Island to enjoy the park and beach. Maintenance does not include Star reduction if you qualify.

9. 2014-04-22
   price $150,000 409-char remark

   Show marketing remark (409 chars)

   Why rent when you can purchase this Jr. 4 with a terrace and a view of Long Island Sound. This unit comes with 1 parking space, a pool for your summer enjoyment and a fitness center. There is a dock where you can launch a Kayak and/or wave runner. Close to I-95 and Hutchinson River Parkway. A short walk to Glen Island to enjoy the park and beach. Maintenance does not include Star reduction if you qualify.

10. 2014-03-25
    listed $160,000 Active 409-char remark

    Show marketing remark (409 chars)

    Why rent when you can purchase this Jr. 4 with a terrace and a view of Long Island Sound. This unit comes with 1 parking space, a pool for your summer enjoyment and a fitness center. There is a dock where you can launch a Kayak and/or wave runner. Close to I-95 and Hutchinson River Parkway. A short walk to Glen Island to enjoy the park and beach. Maintenance does not include Star reduction if you qualify.

11. 2014-03-25
    listed $145,000

    Show marketing remark (409 chars)

    Why rent when you can purchase this Jr. 4 with a terrace and a view of Long Island Sound. This unit comes with 1 parking space, a pool for your summer enjoyment and a fitness center. There is a dock where you can launch a Kayak and/or wave runner. Close to I-95 and Hutchinson River Parkway. A short walk to Glen Island to enjoy the park and beach. Maintenance does not include Star reduction if you qualify.

ⓘ 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 6/10 Major FEMA zone X (shaded) · 75% 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: $30,111
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,409
• − Management: −$2,409
• − Depreciation: −$7,244
• Taxable loss: −$879
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $3,349/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): 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

+71.7% since first listed

11 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2014-12-05 Sold (MLS) $128,500 HGMLS
• 2014-12-05 Price Changed $128,500 HGMLS
• 2014-12-05 Sold (MLS) $128,500 OneKey® MLS as Distributed by MLS Grid
• 2014-08-14 Contingent — HGMLS
• 2014-08-13 Price Changed $145,000 HGMLS
• 2014-06-06 Price Changed $145,000 HGMLS
• 2014-04-22 Price Changed $150,000 HGMLS
• 2014-03-25 Listed $160,000 HGMLS
• 2014-03-25 Listed $145,000 OneKey® MLS as Distributed by MLS Grid