126 Church St Unit 6C · New Rochelle, NY 10805

$195,000

1 bd · 1.0 ba · 926 sqft · Condo · 164 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• 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

Spacious and well-maintained 1-bedroom co-op located in the heart of New Rochelle. This bright unit features a generous living area, a well-sized bedroom with ample closet space, and a functional kitchen. This desirable End-Unit offers enhanced privacy and abundant natural light, thanks to its additional windows and open exposure. The building offers convenient amenities i.e., on-site laundry, elevator access, storage and is ideally situated near shopping, dining, parks, and public transportation, including Metro-North with easy access to Manhattan. A great opportunity for comfortable living or a smart investment in a desirable Westchester location. Enjoy an open, light filled layout that offers a refined, penthouse style feel. Schedule the private showing today.

Key facts

• Near dining
• Storage
• Near shopping

Tags

• ON-SITE LAUNDRY
• ELEVATOR ACCESS
• STORAGE
• NEAR SHOPPING
• NEAR DINING
• NEAR PARKS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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).
• This rent runs 31% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 (-1.5% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $133k; 47% 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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: 1.37% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.86%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.55×
• Total profit: $30,070
• Equity at exit: $42,646

10-year hold

• IRR: 19.2%
• Equity multiple: 2.85×
• Total profit: $100,968
• Equity at exit: $41,112

Cash invested: $54,600 (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 10805

• Home prices YoY: -0.5%
• Active inventory: 84
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,677 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $767

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 66%

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: $48,750
• Closing costs: $5,850
• 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	3d	1	0.15mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$5,007	$5.93	1d	31	0.24mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	900	$2,150	$2.39	11d	2	0.25mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	862	$2,195	$2.54	1d	2	0.25mi
220 Pelham Rd Unit 5E New Rochelle, NY	2.0	1.0	1000	$2,595	$2.60	7d	1	0.25mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	18d	1	0.27mi
230 Pelham Rd Unit 6F New Rochelle, NY	1.0	1.0	800	$1,995	$2.49	43d	1	0.27mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	910	$3,721	$4.09	1d	28	0.28mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,536	$4.59	2d	50	0.31mi
3 Davenport Ave New Rochelle, NY	1.0	1.0	821	$2,099	$2.56	6d	1	0.32mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	787	$2,847	$3.62	1d	17	0.33mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,054	$4.08	4d	12	0.37mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	15d	1	0.38mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	740	$3,764	$5.08	1d	14	0.39mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	764	$2,945	$3.85	1d	15	0.41mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,158	$3.44	1d	51	0.41mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$2,808	$3.73	4d	6	0.44mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$3,562	$4.17	2d	12	0.44mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$2,855	$2.89	5d	8	0.45mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$2,922	$3.26	2d	31	0.49mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	792	$3,094	$3.91	1d	11	0.64mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	10d	10	0.66mi
12 Russell Ave Apt 2 New Rochelle, NY	2.0	1.0	800	$2,350	$2.94	7d	1	0.71mi
245 Main St Unit 1 New Rochelle, NY	1.0	1.0	750	$1,750	$2.33	17d	1	0.72mi
7 Lanecrest Ave New Rochelle, NY	2.0	1.0	1100	$2,690	$2.45	17d	1	0.72mi
504 Pelham Rd New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	13d	1	0.74mi
29 Pratt St Unit 2 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	43d	1	0.76mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	43d	1	0.78mi
3 Harbor Ln Unit 3A New Rochelle, NY	1.0	1.0	700	$2,500	$3.57	24d	1	0.96mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	20d	1	0.97mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	4d	1	0.98mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	43d	1	1.01mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	43d	1	1.04mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	13d	1	1.04mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	43d	1	1.08mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	43d	1	1.09mi
666 Pelham Rd Apt 3A New Rochelle, NY	1.0	1.0	750	$2,350	$3.13	43d	1	1.09mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	43d	1	1.11mi
965 Main St Unit 2 New Rochelle, NY	2.0	1.0	825	$2,995	$3.63	7d	1	1.14mi
110 Stonelea Pl Unit 3B New Rochelle, NY	2.0	1.0	800	$2,650	$3.31	43d	1	1.15mi

HOA detail condo

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

Listing history 31 events

1. 2026-05-31
   days on market $195,000 Active 164 DOM
2. 2026-05-11
   price $195,000 774-char remark

   Show marketing remark (774 chars)

   Spacious and well-maintained 1-bedroom co-op located in the heart of New Rochelle. This bright unit features a generous living area, a well-sized bedroom with ample closet space, and a functional kitchen. This desirable End-Unit offers enhanced privacy and abundant natural light, thanks to its additional windows and open exposure. The building offers convenient amenities i.e., on-site laundry, elevator access, storage and is ideally situated near shopping, dining, parks, and public transportation, including Metro-North with easy access to Manhattan. A great opportunity for comfortable living or a smart investment in a desirable Westchester location. Enjoy an open, light filled layout that offers a refined, penthouse style feel. Schedule the private showing today.

3. 2026-03-18
   price $199,000 774-char remark

   Show marketing remark (774 chars)

   Spacious and well-maintained 1-bedroom co-op located in the heart of New Rochelle. This bright unit features a generous living area, a well-sized bedroom with ample closet space, and a functional kitchen. This desirable End-Unit offers enhanced privacy and abundant natural light, thanks to its additional windows and open exposure. The building offers convenient amenities i.e., on-site laundry, elevator access, storage and is ideally situated near shopping, dining, parks, and public transportation, including Metro-North with easy access to Manhattan. A great opportunity for comfortable living or a smart investment in a desirable Westchester location. Enjoy an open, light filled layout that offers a refined, penthouse style feel. Schedule the private showing today.

4. 2026-01-26
   price $200,000 774-char remark

   Show marketing remark (774 chars)

   Spacious and well-maintained 1-bedroom co-op located in the heart of New Rochelle. This bright unit features a generous living area, a well-sized bedroom with ample closet space, and a functional kitchen. This desirable End-Unit offers enhanced privacy and abundant natural light, thanks to its additional windows and open exposure. The building offers convenient amenities i.e., on-site laundry, elevator access, storage and is ideally situated near shopping, dining, parks, and public transportation, including Metro-North with easy access to Manhattan. A great opportunity for comfortable living or a smart investment in a desirable Westchester location. Enjoy an open, light filled layout that offers a refined, penthouse style feel. Schedule the private showing today.

5. 2025-12-14
   listed $210,000 Active 774-char remark

   Show marketing remark (774 chars)

   Spacious and well-maintained 1-bedroom co-op located in the heart of New Rochelle. This bright unit features a generous living area, a well-sized bedroom with ample closet space, and a functional kitchen. This desirable End-Unit offers enhanced privacy and abundant natural light, thanks to its additional windows and open exposure. The building offers convenient amenities i.e., on-site laundry, elevator access, storage and is ideally situated near shopping, dining, parks, and public transportation, including Metro-North with easy access to Manhattan. A great opportunity for comfortable living or a smart investment in a desirable Westchester location. Enjoy an open, light filled layout that offers a refined, penthouse style feel. Schedule the private showing today.

6. 2017-08-26
   soldstatus $133,000 Sold 406-char remark

   Show marketing remark (406 chars)

   Updated corner one bedroom unit with nice open layout offers new kitchen with stylish finishes, granite counters, new appliances, large foyer with plenty of closets, sun filled living room, spacious bedroom with large windows for great natural light. Common laundry on first floor. Close walk distance to Metro North, beaches, entertainment, restaurants and so much more! Guaranteed parking, no waitlist!

7. 2017-05-27
   historical Pending 406-char remark

   Show marketing remark (406 chars)

   Updated corner one bedroom unit with nice open layout offers new kitchen with stylish finishes, granite counters, new appliances, large foyer with plenty of closets, sun filled living room, spacious bedroom with large windows for great natural light. Common laundry on first floor. Close walk distance to Metro North, beaches, entertainment, restaurants and so much more! Guaranteed parking, no waitlist!

8. 2017-05-01
   listed $129,999 Active 406-char remark

   Show marketing remark (406 chars)

   Updated corner one bedroom unit with nice open layout offers new kitchen with stylish finishes, granite counters, new appliances, large foyer with plenty of closets, sun filled living room, spacious bedroom with large windows for great natural light. Common laundry on first floor. Close walk distance to Metro North, beaches, entertainment, restaurants and so much more! Guaranteed parking, no waitlist!

9. 2014-03-15
   price $113,000
10. 2012-12-11
    soldstatus $113,000 Sold
11. 2012-12-11
    soldstatus $113,000
12. 2012-09-12
    historical
13. 2012-07-19
    historical Pending
14. 2012-07-19
    price $125,000
15. 2012-05-16
    price $125,000
16. 2012-04-26
    listed $135,000 Active
17. 2012-04-25
    listed $125,000
18. 2012-01-19
    historical
19. 2011-11-03
    historical Pending
20. 2011-08-24
    price
21. 2011-05-20
    listed Active
22. 2011-04-27
    historical Cancelled
23. 2011-01-05
    listed Active
24. 2011-01-01
    historical
25. 2010-11-08
    price
26. 2010-10-08
    price
27. 2010-08-23
    listed Active
28. 2006-04-27
    soldstatus $140,000
29. 2006-02-28
    price $145,000
30. 2006-02-28
    historical
31. 2006-01-29
    listed $140,000

ⓘ 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: $32,126
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,570
• − Management: −$2,570
• − Depreciation: −$5,673
• Taxable income: $6,490
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $7,650/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

+39.3% since first listed

30 events — show timeline

• 2026-05-11 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-14 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-26 Sold (MLS) $133,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-27 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-05-01 Listed $129,999 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $113,000 HGMLS
• 2012-12-11 Sold (MLS) $113,000 OneKey® MLS as Distributed by MLS Grid
• 2012-12-11 Sold (MLS) $113,000 HGMLS
• 2012-09-12 Delisted — HGMLS
• 2012-07-19 Contingent — HGMLS
• 2012-07-19 Price Changed $125,000 HGMLS
• 2012-05-16 Price Changed $125,000 HGMLS
• 2012-04-26 Listed $135,000 HGMLS
• 2012-04-25 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2012-01-19 Delisted — HGMLS
• 2011-11-03 Contingent — HGMLS
• 2011-08-24 Price Changed — HGMLS
• 2011-05-20 Listed — HGMLS
• 2011-04-27 Delisted — HGMLS
• 2011-01-05 Listed — HGMLS
• 2011-01-01 Delisted — HGMLS
• 2010-11-08 Price Changed — HGMLS
• 2010-10-08 Price Changed — HGMLS
• 2010-08-23 Listed — HGMLS
• 2006-04-27 Sold (MLS) $140,000 HGMLS
• 2006-02-28 Delisted — HGMLS
• 2006-02-28 Price Changed $145,000 HGMLS
• 2006-01-29 Listed $140,000 HGMLS