89 The Esplanade · New Rochelle, NY 10804

$1,149,999

6 bd · 3.5 ba · 3,606 sqft · SingleFamily public records · 15 Days on market

Built 1912 0.44 ac lot $319/sqft · 16% below area Est $2123k · 46% 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 +16.8/30.0
• ARV discount +15.0/15.0
• Schools +5.7/10.0
• DSCR +5.2/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

European Ambiance Abounds In This Lovingly Maintained Home. Situated In Beechmont Estates, This 6 Bedroom, 3.1 Bath Homes Features Many Architectural Details, Including Stained Glass Windows, Three Fireplaces, A Wood Paneled Living Room With A Secret Wet Bar. A Private Front Terrace Make It A Perfect Home For Entertaining!

Key facts

• Minutes from shops
• Building permit
• 0.44 acre lot

Tags

• BEECHMONT ESTATES NEIGHBORHOOD
• LEVEL HALF-ACRE PROPERTY
• APPROVED ARCHITECTURAL PLANS
• BUILDING PERMIT
• ROOF INSTALLED IN 2023
• MINUTES FROM SHOPS

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public sewer; Electricity available; Natural gas available
• Home design: Single family residence; Living area based on plans
• Construction: Stone and stucco construction
• Exterior features: Stone and stucco exterior; Not waterfront

Interior

• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: No central cooling; No standard heating (other heating present)
• Interior features: Unfinished basement; Dormer attic; 12 total rooms; Other interior features

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath single-family listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $728 ($9k/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 $1.05M (8.7% below list).
• Recommended offer: $1.05M (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: William B Ward Elementary School (math 56% / reading 72%, grade B, #658 of 2,108 statewide, top 31%, 988 students, 33% FRL); Albert Leonard Middle School (math 41% / reading 73%, grade B, #192 of 729 statewide, top 28%, 1,086 students, 42% 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 at 44% FRL track the district average.
• Market conditions: 116 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $34k 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 15 days — a 2% lower offer ($1.13M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $960k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $1,050,000 (8.7% below list)

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (median comp): $2,122,526
• List price: $1,149,999
• Delta: -43.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Broadview Ave	0.27mi	6/3.5	3,656 (+1%)	6mo	$1,100,000	$301	80
5 Antler Pl	0.04mi	5/3.5 (-1)	3,883 (+8%)	8mo	$1,657,000	$427	74
34 Longvue Ave	0.53mi	6/3.5	3,661 (+2%)	10mo	$1,725,000	$471	64
47 Elk Ave	0.17mi	6/2.5	3,110 (-14%)	2mo	$1,999,999	$643	64
120 Lyncroft Rd	0.56mi	5/4.0 (-1)	3,572 (-1%)	7mo	$1,675,000	$469	60
250 Paine Ave	0.52mi	5/3.5 (-1)	3,478 (-4%)	9mo	$1,317,500	$379	57
50 Forest Cir	0.28mi	5/5.0 (-1)	4,020 (+12%)	7mo	$1,309,000	$326	51
80 Brookdale Ave	0.74mi	5/4.5 (-1)	3,473 (-4%)	3mo	$1,608,000	$463	48
138 Mount Joy Pl	0.55mi	6/4.5	4,090 (+13%)	2mo	$1,475,000	$361	46
175 Lyncroft Rd	0.61mi	5/3.5 (-1)	3,952 (+10%)	6mo	$1,300,000	$329	45
1 Eck Pl	0.61mi	5/3.0 (-1)	3,203 (-11%)	10mo	$1,850,000	$578	38
276 Overlook Rd	0.75mi	5/4.0 (-1)	3,930 (+9%)	9mo	$1,712,500	$436	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-140,054
• Equity at exit: $171,469

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-62,554
• Equity at exit: $99,431

Cash invested: $322,000 (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 10804

• Active inventory: 116
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $10,500 medium
• Mortgage (P&I): −$6,031
• Tax from tax record: −$1,057 /mo · $12,685/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,205
• Net cashflow: $728

Break-even live

Break-even rent $9,578

Max offer price $1,149,999

Occupancy floor 88%

Sensitivity live

Price	-10% $1,379	-5% $1,054	+0% $728	+5% $403	+10% $77
Rent	-10% $-101	-5% $313	+0% $728	+5% $1,143	+10% $1,558
Rate	-1.0pp $1,307	-0.5pp $1,021	base $728	+0.5pp $430	+1.0pp $127

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1146 North Ave New Rochelle, NY	6.0	5.0	5130	$10,500	$2.05	18d	1	0.78mi

Listing history 21 events

1. 2026-06-18
   days on market $1,149,999 Active 15 DOM
2. 2026-06-17
   days on market $1,149,999 Active 14 DOM
3. 2026-06-16
   days on market $1,149,999 Active 13 DOM
4. 2026-06-15
   days on market $1,149,999 Active 12 DOM
5. 2026-06-13
   days on market $1,149,999 Active 10 DOM
6. 2026-06-09
   days on market $1,149,999 Active 6 DOM
7. 2026-06-08
   days on market $1,149,999 Active 5 DOM
8. 2026-06-07
   days on market $1,149,999 Active 4 DOM
9. 2026-06-04
   pricedays on marketlisting id $1,149,999 Active 1 DOM
10. 2026-06-01
    days on market $1,199,000 Active 19 DOM
11. 2026-05-31
    days on market $1,199,000 Active 18 DOM
12. 2026-05-13
    listed $1,199,000 Active 868-char remark
13. 2006-09-13
    soldstatus $960,000
14. 2006-08-03
    soldstatus $935,000 324-char remark

    Show marketing remark (324 chars)

    European Ambiance Abounds In This Lovingly Maintained Home. Situated In Beechmont Estates, This 6 Bedroom, 3.1 Bath Homes Features Many Architectural Details, Including Stained Glass Windows, Three Fireplaces, A Wood Paneled Living Room With A Secret Wet Bar. A Private Front Terrace Make It A Perfect Home For Entertaining!

15. 2006-07-07
    historical 324-char remark

    Show marketing remark (324 chars)

    European Ambiance Abounds In This Lovingly Maintained Home. Situated In Beechmont Estates, This 6 Bedroom, 3.1 Bath Homes Features Many Architectural Details, Including Stained Glass Windows, Three Fireplaces, A Wood Paneled Living Room With A Secret Wet Bar. A Private Front Terrace Make It A Perfect Home For Entertaining!

16. 2006-07-07
    price $999,999 324-char remark

    Show marketing remark (324 chars)

    European Ambiance Abounds In This Lovingly Maintained Home. Situated In Beechmont Estates, This 6 Bedroom, 3.1 Bath Homes Features Many Architectural Details, Including Stained Glass Windows, Three Fireplaces, A Wood Paneled Living Room With A Secret Wet Bar. A Private Front Terrace Make It A Perfect Home For Entertaining!

17. 2006-02-02
    listed $935,000 324-char remark

    Show marketing remark (324 chars)

    European Ambiance Abounds In This Lovingly Maintained Home. Situated In Beechmont Estates, This 6 Bedroom, 3.1 Bath Homes Features Many Architectural Details, Including Stained Glass Windows, Three Fireplaces, A Wood Paneled Living Room With A Secret Wet Bar. A Private Front Terrace Make It A Perfect Home For Entertaining!

18. 2006-01-17
    historical
19. 2005-10-05
    listed
20. 2005-10-05
    historical
21. 2005-08-23
    listed

ⓘ 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: $12,685 · $1,057/mo
• Projected year-2 tax: $16,060 · $1,338/mo
• Expected delta: +$3,375/yr (+$281/mo · 26.6%)

ⓘ 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 · 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: $126,000
• − Mortgage interest: −$64,418
• − Property taxes: −$12,685
• − Insurance: −$5,750
• − Repairs & maintenance: −$10,080
• − Management: −$10,080
• − Depreciation: −$33,455
• Taxable loss: −$10,467
• Est. tax savings @ 24.0%: +$2,512
• After-tax cash flow: $11,249/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
• City population: 63,657
• Population (ZIP): 15,228

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 11% Hispanic / Latino 10% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 4% Romanian 3% Italian 2%
• Foreign-born: 15% · Canada, Dominican Republic, Jamaica
• Languages at home: 80% English-only · Spanish 6% Russian/Polish/Slavic 3% Other Indo-European 3%

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: ▼ -819.58%
• Current HPI: 280.9571
• Rent YoY: —
• Metro: —
• 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

+23.0% since first listed

11 events — show timeline

• 2026-06-03 Listed $1,149,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Listed $1,199,000 OneKey® MLS as Distributed by MLS Grid
• 2006-09-13 Sold (Public Records) $960,000 Public Records
• 2006-08-03 Sold (MLS) $935,000 HGMLS
• 2006-07-07 Delisted — HGMLS
• 2006-07-07 Price Changed $999,999 HGMLS
• 2006-02-02 Listed $935,000 HGMLS
• 2006-01-17 Delisted — HGMLS
• 2005-10-05 Delisted — HGMLS
• 2005-10-05 Listed — HGMLS
• 2005-08-23 Listed — HGMLS

Property tax history

-10.1%/yr

Latest (2025): $12,685 · -19.3% YoY. Source: county tax records.