100 New Roc City Pl #417 · New Rochelle, NY 10801

$299,000

1 bd · 1.0 ba · 895 sqft · Townhouse · 84 Days on market

Built 2001 Good condition

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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 +15.8/30.0
• ARV discount +10.6/15.0
• Schools +5.9/10.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

No board approval required. Mint, move-in condition, freshly painted. Large 1 bedroom unit. .. building has a gym, large community room with kitchen, large screen tv, pool table and game room and more! Building also has a large rooftop patio with sweeping water views. .. great for sitting, sunning & entertaining! Located in the heart of New Rochelle, within blocks of the Metro North Train Station. Close to buses, all major highways, restaurants and shops, a commuters dream! 11 foot ceilings, large windows with water view and hardwood floors. Great unit, great building and area. .. .will not last!

Key facts

• Water views
• Rooftop patio
• Gym

Tags

• GYM
• COMMUNITY ROOM
• ROOFTOP PATIO
• WATER VIEWS
• METRO NORTH TRAIN STATION
• HARDWOOD FLOORS

🏢 Co-op / cooperative unit. The $299,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (6.8% below list).
• Recommended offer: $279k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.6% 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); 201 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• 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 $2k of loan paydown is wiped out by about $9k 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 84 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Recommended offer $278,767 (6.8% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $321,410
• List price: $299,000
• Delta: -6.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Huguenot St Ph 604	0.13mi	1/1.5	925 (+3%)	1mo	$499,000	$539	86
175 Huguenot St #2404	0.13mi	1/1.5	850 (-5%)	2mo	$420,000	$494	82
60 Locust Ave Unit A207	0.24mi	2/1.0 (+1)	900 (+1%)	4mo	$195,000	$217	80
60 Locust Ave #610	0.24mi	2/1.0 (+1)	900 (+1%)	5mo	$200,000	$222	79
175 Huguenot St #703	0.14mi	1/1.5	825 (-8%)	2mo	$462,000	$560	76
175 Huguenot St #1605	0.13mi	1/1.5	825 (-8%)	3mo	$425,000	$515	76
126 Church St Unit 1E	0.45mi	1/1.0	926 (+4%)	4mo	$180,000	$194	70
126 Church St Unit 3M	0.45mi	1/1.0	850 (-5%)	4mo	$160,000	$188	67
25 Leroy Pl #509	0.32mi	1/1.0	796 (-11%)	3mo	$425,000	$534	64
200 Centre Ave Unit 3B	0.47mi	1/1.0	832 (-7%)	5mo	$145,000	$174	62
10 Davenport Ave Unit 1N	0.54mi	1/1.0	800 (-11%)	1mo	$135,000	$169	57
126 Church St Unit 2D	0.45mi	2/1.5 (+1)	1,000 (+12%)	1mo	$265,000	$265	52

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-44,114
• Equity at exit: $44,582

10-year hold

• IRR: -9.2%
• Equity multiple: 0.47×
• Total profit: $-44,439
• Equity at exit: $25,852

Cash invested: $83,720 (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 →

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

Active competition Active MLS

• For sale now: 28 active · 20 under contract
• Months of supply: 6.7 mo (15%/mo absorbed)
• Median asking: $216,450 ($272/sqft)
• Median days on market: 59 d
• This list price: 71% of active listings are priced below it
• ARV vs active asking: +31.8% above 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: 201
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,788 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $136

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 90%

Sensitivity live

Price	-10% $343	-5% $239	+0% $136	+5% $33	+10% $-71
Rent	-10% $-84	-5% $26	+0% $136	+5% $246	+10% $356
Rate	-1.0pp $287	-0.5pp $212	base $136	+0.5pp $58	+1.0pp $-20

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: $74,750
• Closing costs: $8,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	761	$3,516	$4.62	0d	11	0.05mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–3.0	896	$2,963	$3.30	0d	36	0.17mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	114d	1	0.17mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,564	$4.63	0d	44	0.20mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$2,823	$3.08	34d	37	0.21mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	976	$2,888	$2.96	0d	45	0.21mi
10 Commerce Dr New Rochelle, NY	1.0	1.0	601	$3,175	$5.28	0d	7	0.21mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	800	$3,556	$4.44	0d	11	0.24mi
16 Lafayette St Unit 2 New Rochelle, NY	2.0	2.0	1000	$3,500	$3.50	50d	1	0.24mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	901	$3,798	$4.21	0d	7	0.26mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	111d	1	0.27mi
543 Main St #714 New Rochelle, NY	1.0	1.0	675	$2,450	$3.63	7d	1	0.27mi
20 Burling Ln New Rochelle, NY	2.0	1.0–2.0	967	$3,305	$3.42	0d	3	0.29mi
5 Prospect St Unit 2S New Rochelle, NY	1.0	1.0	650	$1,900	$2.92	7d	1	0.30mi
57 Grand St New Rochelle, NY	—	1.0	695	$2,500	$3.60	27d	1	0.30mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	822	$3,408	$4.15	0d	9	0.34mi
110 Echo Ave New Rochelle, NY	2.0	1.0	1100	$3,000	$2.73	84d	1	0.36mi
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	99d	1	0.36mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	139d	1	0.36mi
360 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	872	$2,745	$3.15	0d	10	0.38mi
111 Centre Ave New Rochelle, NY	1.0	1.0	815	$3,277	$4.02	0d	2	0.40mi
160 Centre Ave Unit 3L New Rochelle, NY	1.0	1.0	750	$2,200	$2.93	49d	1	0.40mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$2,820	$3.75	0d	3	0.43mi
50 Guion Pl New Rochelle, NY	1.0	1.0	700	$1,935	$2.76	10d	1	0.45mi
25 Maple Ave New Rochelle, NY	1.0	1.0	547	$2,895	$5.29	0d	7	0.46mi
245 Main St Unit 1 New Rochelle, NY	1.0	1.0	750	$1,750	$2.33	113d	1	0.46mi
29 Pratt St Unit 2 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	139d	1	0.46mi
675 Main St New Rochelle, NY	2.0	1.0	1100	$2,800	$2.55	5d	1	0.57mi
3 Davenport Ave New Rochelle, NY	1.0–3.0	1.0–2.0	888	$2,399	$2.70	0d	1	0.59mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	116d	1	0.64mi
53 1st St New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	51d	1	0.65mi
27 1st St Apt 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	5d	1	0.65mi
230 Pelham Rd Unit 3o New Rochelle, NY	1.0	1.0	725	$2,095	$2.89	73d	1	0.66mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	837	$2,250	$2.69	4d	3	0.67mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	900	$2,150	$2.39	107d	2	0.67mi
220 Pelham Rd Unit 5E New Rochelle, NY	2.0	1.0	1000	$2,595	$2.60	103d	1	0.67mi
220 Pelham Rd Apt 3F New Rochelle, NY	1.0	1.0	725	$2,095	$2.89	73d	1	0.67mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	862	$2,045	$2.37	21d	3	0.67mi
230 Pelham Rd Apt 2K New Rochelle, NY	2.0	1.0	1000	$2,795	$2.79	90d	1	0.69mi
230 Pelham Rd Unit 6F New Rochelle, NY	1.0	1.0	800	$1,995	$2.49	139d	1	0.69mi

Property features AI

Finance

• HOA & community: Additional monthly fee of $42.01 for sewer and refuse taxes

Exterior

• Parking: 1 unassigned parking spaceNo carport
• Utilities: Public sewerElectricity connectedPublic trash collectionWater connected
• Home design: Stock cooperative
• Construction: Structurally insulated panels
• Exterior features: Structurally insulated panels constructionNot waterfront

Interior

• Kitchen: DishwasherGarbage disposalElectric ovenElectric rangeMicrowaveStainless steel appliances
• Bedrooms: Entry level: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingElectric cooling
• Interior features: ElevatorHigh ceilingsHigh-speed internetOpen kitchenQuartz/Quartzite countersWalk-in closet(s)Washer/dryer hookupPets allowed (size limit)
• Laundry & utility: Washer/dryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $299,000 Active 84 DOM
2. 2026-09-23
   days on market $299,000 Active 83 DOM
3. 2026-09-22
   days on market $299,000 Active 82 DOM
4. 2026-09-21
   days on market $299,000 Active 81 DOM
5. 2026-09-20
   days on market $299,000 Active 80 DOM
6. 2026-09-19
   days on market $299,000 Active 79 DOM
7. 2026-09-18
   days on market $299,000 Active 78 DOM
8. 2026-09-17
   days on market $299,000 Active 77 DOM
9. 2026-09-16
   days on market $299,000 Active 76 DOM
10. 2026-09-15
    days on market $299,000 Active 75 DOM
11. 2026-09-14
    days on market $299,000 Active 74 DOM
12. 2026-09-13
    days on market $299,000 Active 73 DOM
13. 2026-09-12
    days on market $299,000 Active 72 DOM
14. 2026-09-11
    days on market $299,000 Active 71 DOM
15. 2026-09-05
    days on market $299,000 Active 65 DOM
16. 2026-09-04
    days on market $299,000 Active 64 DOM
17. 2026-09-02
    days on market $299,000 Active 62 DOM
18. 2026-08-31
    days on market $299,000 Active 60 DOM
19. 2026-08-29
    days on market $299,000 Active 58 DOM
20. 2026-08-28
    days on market $299,000 Active 57 DOM
21. 2026-08-27
    days on market $299,000 Active 56 DOM
22. 2026-08-26
    days on market $299,000 Active 55 DOM
23. 2026-08-25
    days on market $299,000 Active 54 DOM
24. 2026-08-24
    days on market $299,000 Active 53 DOM
25. 2026-08-23
    days on market $299,000 Active 52 DOM
26. 2026-08-22
    days on market $299,000 Active 51 DOM
27. 2026-08-21
    days on market $299,000 Active 50 DOM
28. 2026-08-20
    days on market $299,000 Active 49 DOM
29. 2026-08-19
    days on market $299,000 Active 48 DOM
30. 2026-08-18
    days on market $299,000 Active 47 DOM
31. 2026-08-17
    days on market $299,000 Active 46 DOM
32. 2026-08-16
    days on market $299,000 Active 45 DOM
33. 2026-08-15
    days on market $299,000 Active 44 DOM
34. 2026-08-14
    days on market $299,000 Active 43 DOM
35. 2026-08-13
    days on market $299,000 Active 42 DOM
36. 2026-08-12
    days on market $299,000 Active 41 DOM
37. 2026-08-11
    days on market $299,000 Active 40 DOM
38. 2026-08-10
    days on market $299,000 Active 39 DOM
39. 2026-08-09
    days on market $299,000 Active 38 DOM
40. 2026-08-08
    days on market $299,000 Active 37 DOM
41. 2026-08-06
    days on market $299,000 Active 35 DOM
42. 2026-08-05
    days on market $299,000 Active 34 DOM
43. 2026-08-04
    days on market $299,000 Active 33 DOM
44. 2026-08-03
    days on market $299,000 Active 32 DOM
45. 2026-07-31
    days on market $299,000 Active 29 DOM
46. 2026-07-30
    days on market $299,000 Active 28 DOM
47. 2026-07-30
    status $299,000 Active 27 DOM
48. 2026-06-26
    statusdays on market $299,000 Pending 27 DOM
49. 2026-06-24
    days on market $299,000 Active 26 DOM
50. 2026-06-22
    days on market $299,000 Active 24 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,452
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,676
• − Management: −$2,676
• − Depreciation: −$8,698
• Taxable loss: −$3,327
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $2,430/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 · 12 photos

Good 80/100 None rehab

This well-maintained and move-in-ready condo is in excellent condition with no visible repairs needed. It offers a great location and amenities, making it an attractive investment.

Value-add opportunities

• Both Painting the exterior and interior (every 5 years) — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements (every 2 years) — Enhances curb appeal and adds value. ↑
• Both HVAC system upgrade (every 10 years) — Improves comfort and energy efficiency, attracting more tenants/owners. ↑

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%
• 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%

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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

Property features AI

Finance

• HOA & community: Additional monthly fee of $42.01 for sewer and refuse taxes

Exterior

• Parking: 1 unassigned parking spaceNo carport
• Utilities: Public sewerElectricity connectedPublic trash collectionWater connected
• Home design: Stock cooperative
• Construction: Structurally insulated panels
• Exterior features: Structurally insulated panels constructionNot waterfront

Interior

• Kitchen: DishwasherGarbage disposalElectric ovenElectric rangeMicrowaveStainless steel appliances
• Bedrooms: Entry level: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingElectric cooling
• Interior features: ElevatorHigh ceilingsHigh-speed internetOpen kitchenQuartz/Quartzite countersWalk-in closet(s)Washer/dryer hookupPets allowed (size limit)
• Laundry & utility: Washer/dryer hookup

Price history

2 events — show timeline

• 2026-06-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-29 Listed $299,000 OneKey® MLS as Distributed by MLS Grid