2270 Palmer Ave Unit 5J · New Rochelle, NY 10801

$200,000

1 bd · 1.0 ba · 750 sqft · Condo · 8 Days on market

Built 1950

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1 Bedroom/1Bath at Palmer Terrace. This First Floor Apartment Has An Entry Foyer, Brand New(2021) Eat In Kitchen With Quartz Counters And Stainless Steel Appliances. Large Living Room Which Is Big Enough To Have A Second Dining Area. Large Bedroom With 3 Closets, Hall Bath. Hardwood Floors throughout. Convenient To The Village Of Larchmont And Train, Restaurants, Shops And Transportation. Star Reduction Of Approximately $135.00 Not Included In Monthly Maintenance. Weight restriction for dogs is up to 25lbs

Key facts

• Good size bedroom
• First floor unit
• Large living room

Tags

• FIRST FLOOR UNIT
• NEWLY RENOVATED EAT-IN KITCHEN
• GRANITE COUNTER TOPS
• LARGE LIVING ROOM
• HARDWOOD FLOORS
• GOOD SIZE BEDROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 11.1% 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); 138 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 39% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $200,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.38% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.08%
• DSCR: 1.76
• GRM: 6.0

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $9,903
• Equity at exit: $29,821

10-year hold

• IRR: 12.6%
• Equity multiple: 1.92×
• Total profit: $51,731
• Equity at exit: $17,292

Cash invested: $56,000 (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: 138
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,759 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $731

Break-even live

Break-even rent $1,834

Max offer price $200,000

Occupancy floor 69%

Sensitivity live

Price	-10% $869	-5% $800	+0% $731	+5% $662	+10% $593
Rent	-10% $513	-5% $622	+0% $731	+5% $840	+10% $949
Rate	-1.0pp $832	-0.5pp $782	base $731	+0.5pp $679	+1.0pp $626

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	19d	1	0.31mi
110 Stonelea Pl Unit 3B New Rochelle, NY	2.0	1.0	800	$2,650	$3.31	44d	1	0.31mi
5 Lester Pl Unit 1 Larchmont, NY	2.0	1.0	850	$3,200	$3.76	25d	1	0.57mi
29 Pratt St Unit 2 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	44d	1	0.69mi
245 Main St Unit 1 New Rochelle, NY	1.0	1.0	750	$1,750	$2.33	18d	1	0.74mi
1833 Palmer Ave Unit 3K Larchmont, NY	2.0	1.0	875	$2,700	$3.09	44d	1	0.92mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	792	$3,094	$3.91	1d	11	0.96mi
600 North Ave New Rochelle, NY	2.0	1.0–2.0	869	$3,422	$3.94	2d	11	1.02mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	44d	1	1.05mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	11d	10	1.17mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	740	$3,764	$5.08	1d	14	1.18mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	19d	1	1.21mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$2,922	$3.26	3d	31	1.23mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	44d	1	1.28mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,536	$4.59	3d	50	1.31mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,158	$3.44	1d	51	1.32mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	910	$3,721	$4.09	1d	28	1.36mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	21d	1	1.36mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$5,007	$5.93	1d	31	1.37mi
3 Davenport Ave New Rochelle, NY	1.0	1.0	821	$2,099	$2.56	6d	1	1.38mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	15d	1	1.38mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$2,855	$2.89	5d	8	1.41mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$3,562	$4.17	3d	12	1.44mi
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	3d	1	1.46mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	764	$2,945	$3.85	2d	15	1.49mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-18
   days on market $200,000 Active 8 DOM
2. 2026-06-17
   days on market $200,000 Active 7 DOM
3. 2026-06-16
   days on market $200,000 Active 6 DOM
4. 2026-06-15
   days on market $200,000 Active 5 DOM
5. 2026-06-13
   statusdays on marketlisting id $200,000 Active 3 DOM
6. 2026-03-05
   status Pending
7. 2026-02-18
   status Active
8. 2025-10-06
   status Pending
9. 2025-09-04
   status Active
10. 2025-06-23
    price $200,000
11. 2025-05-29
    listed $215,000 Active
12. 2022-04-19
    soldstatus $180,000 Closed 521-char remark

    Show marketing remark (521 chars)

    Charming 1 Bedroom/1Bath at Palmer Terrace. This First Floor Apartment Has An Entry Foyer, Brand New(2021) Eat In Kitchen With Quartz Counters And Stainless Steel Appliances. Large Living Room Which Is Big Enough To Have A Second Dining Area. Large Bedroom With 3 Closets, Hall Bath. Hardwood Floors throughout. Convenient To The Village Of Larchmont And Train, Restaurants, Shops And Transportation. Star Reduction Of Approximately $135.00 Not Included In Monthly Maintenance. Weight restriction for dogs is up to 25lbs

13. 2022-02-14
    status Pending 521-char remark

    Show marketing remark (521 chars)

    Charming 1 Bedroom/1Bath at Palmer Terrace. This First Floor Apartment Has An Entry Foyer, Brand New(2021) Eat In Kitchen With Quartz Counters And Stainless Steel Appliances. Large Living Room Which Is Big Enough To Have A Second Dining Area. Large Bedroom With 3 Closets, Hall Bath. Hardwood Floors throughout. Convenient To The Village Of Larchmont And Train, Restaurants, Shops And Transportation. Star Reduction Of Approximately $135.00 Not Included In Monthly Maintenance. Weight restriction for dogs is up to 25lbs

14. 2022-01-30
    historical 521-char remark

    Show marketing remark (521 chars)

    Charming 1 Bedroom/1Bath at Palmer Terrace. This First Floor Apartment Has An Entry Foyer, Brand New(2021) Eat In Kitchen With Quartz Counters And Stainless Steel Appliances. Large Living Room Which Is Big Enough To Have A Second Dining Area. Large Bedroom With 3 Closets, Hall Bath. Hardwood Floors throughout. Convenient To The Village Of Larchmont And Train, Restaurants, Shops And Transportation. Star Reduction Of Approximately $135.00 Not Included In Monthly Maintenance. Weight restriction for dogs is up to 25lbs

15. 2021-12-13
    listed $185,000 Active 521-char remark

    Show marketing remark (521 chars)

    Charming 1 Bedroom/1Bath at Palmer Terrace. This First Floor Apartment Has An Entry Foyer, Brand New(2021) Eat In Kitchen With Quartz Counters And Stainless Steel Appliances. Large Living Room Which Is Big Enough To Have A Second Dining Area. Large Bedroom With 3 Closets, Hall Bath. Hardwood Floors throughout. Convenient To The Village Of Larchmont And Train, Restaurants, Shops And Transportation. Star Reduction Of Approximately $135.00 Not Included In Monthly Maintenance. Weight restriction for dogs is up to 25lbs

16. 2020-12-22
    soldstatus $172,500 Closed 486-char remark

    Show marketing remark (486 chars)

    First floor one bedroom unit in Palmer Terrace. Eat-in-kitchen with extra cabinet space and storage. Living room is spacious enough for a dinning area. Come by and see this quaint and cozy unit. Convenient to Larchmont village and train station, restaurants, shops and major transportation. Star reduction is not included in maintenance approximately $138 a month. Please forward Covid forms prior to showing. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

17. 2020-10-27
    status Pending 486-char remark

    Show marketing remark (486 chars)

    First floor one bedroom unit in Palmer Terrace. Eat-in-kitchen with extra cabinet space and storage. Living room is spacious enough for a dinning area. Come by and see this quaint and cozy unit. Convenient to Larchmont village and train station, restaurants, shops and major transportation. Star reduction is not included in maintenance approximately $138 a month. Please forward Covid forms prior to showing. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

18. 2020-09-29
    listed $182,500 Active 486-char remark

    Show marketing remark (486 chars)

    First floor one bedroom unit in Palmer Terrace. Eat-in-kitchen with extra cabinet space and storage. Living room is spacious enough for a dinning area. Come by and see this quaint and cozy unit. Convenient to Larchmont village and train station, restaurants, shops and major transportation. Star reduction is not included in maintenance approximately $138 a month. Please forward Covid forms prior to showing. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

ⓘ 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 8/10 Severe 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: $33,105
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,798
• − Repairs & maintenance: −$2,648
• − Management: −$2,648
• − Depreciation: −$5,818
• Taxable income: $5,990
• Est. tax owed @ 24.0%: −$1,438
• After-tax cash flow: $7,332/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

+9.6% since first listed

13 events — show timeline

• 2026-03-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-06-23 Price Changed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-29 Listed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-19 Sold (MLS) $180,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-01-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-12-13 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-22 Sold (MLS) $172,500 OneKey® MLS as Distributed by MLS Grid
• 2020-10-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-09-29 Listed $182,500 OneKey® MLS as Distributed by MLS Grid