17 Mount Joy Pl · New Rochelle, NY 10801

$520,000

4 bd · 2.0 ba · 1,680 sqft · MultiFamily · 207 Days on market

Built 1947 2,178 sqft lot $310/sqft · 35% below area Est $797k · 35% 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 +8.8/30.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Semi attached property...Welcome to 17 Mount Joy Place in New Rochelle — a hidden gem with endless potential! This home offers 4-bedroom, 2-bath single-family home offers 1,600 square feet of living space and sits in a convenient location close to parkways, shops, and local amenities. Step inside and you’ll find a layout that’s ready to be reimagined. The rooms are generously sized, offering plenty of space to design and refresh to your taste. The full unfinished basement adds even more potential—perfect for storage, a workshop, or a future bonus area once updated. This home needs a little TLC, but with the right vision, it can truly shine. The backyard is ideal for entertaining perfect for outdoor dining, play, or gardening. A true commuter’s dream—just minutes to buses, trains, shopping, major parkways, and only 35 minutes to Manhattan—this home offers comfort, charm, and unbeatable convenience at an affordable value.

Key facts

• 2,178 sq ft lot
• Built 1947
• Listed 207 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $520k.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $444k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $420k (19.3% below list).
• Recommended offer: $420k (19.3% 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: 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); 141 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $4,197/mo this rent would consume 59% 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 $4k of loan paydown is wiped out by about $16k 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 207 days — a 12% lower offer ($458k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $176k; list at $520k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $419,747 (19.3% 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. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.81% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 10.3

CMA / ARV

• ARV (median comp): $796,733
• List price: $520,000
• Delta: -34.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Lincoln Ave	0.38mi	5/2.0 (+1)	1,800 (+7%)	17mo	$745,000	$414	51

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: -24.1%
• Equity multiple: 0.19×
• Total profit: $-118,041
• Equity at exit: $77,534

10-year hold

• IRR: -24.5%
• Equity multiple: -0.12×
• Total profit: $-163,504
• Equity at exit: $44,960

Cash invested: $145,600 (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: 10.3×

Monthly cashflow live

• Estimated rent: $4,197 high
• Mortgage (P&I): −$2,727
• Tax from tax record: −$802 /mo · $9,625/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$881
• Net cashflow: $-430

Break-even live

Break-even rent $4,741

Max offer price $444,098

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-282	+0% $-430	+5% $-577	+10% $-724
Rent	-10% $-761	-5% $-595	+0% $-430	+5% $-264	+10% $-98
Rate	-1.0pp $-168	-0.5pp $-297	base $-430	+0.5pp $-564	+1.0pp $-701

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Coligni Ave Apt 12 New Rochelle, NY	3.0	1.0	1100	$3,950	$3.59	45d	1	0.07mi
14 Horton Ave Unit 3rd Fl New Rochelle, NY	4.0	1.0	1300	$3,600	$2.77	45d	1	0.14mi
123 Clinton Ave Unit 2 New Rochelle, NY	4.0	2.0	1378	$4,250	$3.08	45d	1	0.19mi
133 Lincoln Ave Unit 1 New Rochelle, NY	3.0	1.0	1112	$6,500	$5.85	4d	1	0.30mi
194 Webster Ave Unit 1 New Rochelle, NY	3.0	1.0	1050	$3,500	$3.33	45d	1	0.75mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$4,108	$4.58	0d	29	0.79mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$4,580	$4.99	0d	49	0.88mi
379 Huguenot St Unit 2 New Rochelle, NY	3.0	1.0	1150	$3,200	$2.78	26d	1	0.99mi
55 Clinton Pl New Rochelle, NY	3.0	1.0–2.0	991	$6,747	$6.80	0d	24	1.01mi
9 9th St Unit 1st Floor New Rochelle, NY	3.0	1.0	1463	$3,400	$2.32	45d	1	1.01mi
72 Soundview St Unit 2 New Rochelle, NY	4.0	2.0	1500	$3,850	$2.57	45d	1	1.16mi
25 Acacia Ter Unit 1 New Rochelle, NY	3.0	2.0	1400	$3,800	$2.71	45d	1	1.17mi
7 Alpha Pl Unit First floor New Rochelle, NY	3.0	2.0	1538	$4,700	$3.06	21d	1	1.20mi
222 Lorraine Ave Mount Vernon, NY	4.0	1.5	1948	$5,500	$2.82	9d	1	1.41mi

Listing history 6 events

1. 2026-04-10
   price $520,000 977-char remark

   Show marketing remark (977 chars)

   Semi attached property...Welcome to 17 Mount Joy Place in New Rochelle — a hidden gem with endless potential! This home offers 4-bedroom, 2-bath single-family home offers 1,600 square feet of living space and sits in a convenient location close to parkways, shops, and local amenities. Step inside and you’ll find a layout that’s ready to be reimagined. The rooms are generously sized, offering plenty of space to design and refresh to your taste. The full unfinished basement adds even more potential—perfect for storage, a workshop, or a future bonus area once updated. This home needs a little TLC, but with the right vision, it can truly shine. The backyard is ideal for entertaining perfect for outdoor dining, play, or gardening. A true commuter’s dream—just minutes to buses, trains, shopping, major parkways, and only 35 minutes to Manhattan—this home offers comfort, charm, and unbeatable convenience at an affordable value.

2. 2026-03-04
   price $580,000 977-char remark

   Show marketing remark (977 chars)

   Semi attached property...Welcome to 17 Mount Joy Place in New Rochelle — a hidden gem with endless potential! This home offers 4-bedroom, 2-bath single-family home offers 1,600 square feet of living space and sits in a convenient location close to parkways, shops, and local amenities. Step inside and you’ll find a layout that’s ready to be reimagined. The rooms are generously sized, offering plenty of space to design and refresh to your taste. The full unfinished basement adds even more potential—perfect for storage, a workshop, or a future bonus area once updated. This home needs a little TLC, but with the right vision, it can truly shine. The backyard is ideal for entertaining perfect for outdoor dining, play, or gardening. A true commuter’s dream—just minutes to buses, trains, shopping, major parkways, and only 35 minutes to Manhattan—this home offers comfort, charm, and unbeatable convenience at an affordable value.

3. 2025-12-22
   price $590,000 977-char remark

   Show marketing remark (977 chars)

   Semi attached property...Welcome to 17 Mount Joy Place in New Rochelle — a hidden gem with endless potential! This home offers 4-bedroom, 2-bath single-family home offers 1,600 square feet of living space and sits in a convenient location close to parkways, shops, and local amenities. Step inside and you’ll find a layout that’s ready to be reimagined. The rooms are generously sized, offering plenty of space to design and refresh to your taste. The full unfinished basement adds even more potential—perfect for storage, a workshop, or a future bonus area once updated. This home needs a little TLC, but with the right vision, it can truly shine. The backyard is ideal for entertaining perfect for outdoor dining, play, or gardening. A true commuter’s dream—just minutes to buses, trains, shopping, major parkways, and only 35 minutes to Manhattan—this home offers comfort, charm, and unbeatable convenience at an affordable value.

4. 2025-11-01
   listed $599,000 Active 977-char remark

   Show marketing remark (977 chars)

   Semi attached property...Welcome to 17 Mount Joy Place in New Rochelle — a hidden gem with endless potential! This home offers 4-bedroom, 2-bath single-family home offers 1,600 square feet of living space and sits in a convenient location close to parkways, shops, and local amenities. Step inside and you’ll find a layout that’s ready to be reimagined. The rooms are generously sized, offering plenty of space to design and refresh to your taste. The full unfinished basement adds even more potential—perfect for storage, a workshop, or a future bonus area once updated. This home needs a little TLC, but with the right vision, it can truly shine. The backyard is ideal for entertaining perfect for outdoor dining, play, or gardening. A true commuter’s dream—just minutes to buses, trains, shopping, major parkways, and only 35 minutes to Manhattan—this home offers comfort, charm, and unbeatable convenience at an affordable value.

5. 2025-10-31
   historical $599,000 977-char remark

   Show marketing remark (977 chars)

   Semi attached property...Welcome to 17 Mount Joy Place in New Rochelle — a hidden gem with endless potential! This home offers 4-bedroom, 2-bath single-family home offers 1,600 square feet of living space and sits in a convenient location close to parkways, shops, and local amenities. Step inside and you’ll find a layout that’s ready to be reimagined. The rooms are generously sized, offering plenty of space to design and refresh to your taste. The full unfinished basement adds even more potential—perfect for storage, a workshop, or a future bonus area once updated. This home needs a little TLC, but with the right vision, it can truly shine. The backyard is ideal for entertaining perfect for outdoor dining, play, or gardening. A true commuter’s dream—just minutes to buses, trains, shopping, major parkways, and only 35 minutes to Manhattan—this home offers comfort, charm, and unbeatable convenience at an affordable value.

6. 2002-11-01
   soldstatus $175,500

ⓘ 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: $9,625 · $802/mo
• Projected year-2 tax: $9,625 · $802/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $50,370
• − Mortgage interest: −$29,128
• − Property taxes: −$9,625
• − Insurance: −$2,600
• − Repairs & maintenance: −$4,030
• − Management: −$4,030
• − Depreciation: −$15,127
• Taxable loss: −$14,170
• Est. tax savings @ 24.0%: +$3,401
• After-tax cash flow: $-1,755/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

+196.3% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $520,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $580,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-22 Price Changed $590,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-01 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Coming Soon $599,000 OneKey® MLS as Distributed by MLS Grid
• 2002-11-01 Sold (Public Records) $175,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $9,625 · -22.9% YoY. Source: county tax records.