66 Laron Dr · New Rochelle, NY 10804

$959,990

4 bd · 3.0 ba · 1,970 sqft · SingleFamily public records · 32 Days on market

Built 1955 0.26 ac lot Est $1192k · 19% 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 +6.8/30.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

SPACIOUS, READY TO MOVE IN SINGLE FAMILY RESIDENCE. AVAILABLE FOR IMMEDIATE OCCUPANCY, THIS SPACIOUS, SUNFILLED, CONVENIENTLY LOCATED, 4 BEDROOMS & 3 FULL BATHROOMS SINGLE FAMILY RESIDENCE IS LOCATED IN ONE OF THE MOST BEAUTIFUL NEIGHBORHOOD OF NEW ROCHELLE, IT'S CLOSE TO SCHOOLS & PLACES OF WORSHIP, WITH EASY ACCESS TO HIGHWAYS AND SHOPPINGS. FULLY VACANT AND EASY TO SHOW.

Key facts

• 0.26 acre lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Attached garage; Driveway parking; Garage plus driveway for a total of 3 parking spaces; 1 garage space
• Utilities: Con-Edison electric service; Public sewer; Public water; Electricity available and connected; Natural gas available and connected; Sewer available and connected; Cable available; Phone available; Public trash collection
• Home design: Single family residence; Property condition: actual
• Construction: Aluminum siding and stone exterior
• Exterior features: Aluminum siding; Stone accents; Not waterfront; Additional parcels included

Interior

• Kitchen: Cooktop; Gas cooktop; Gas oven; Gas range; Dishwasher; Refrigerator; Granite counters; Eat-in layout
• Bedrooms: Total rooms: 12 (includes bedroom counts within room total)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Hot air heating; Natural gas heating
• Interior features: Eat-in kitchen; Entrance foyer; Granite counters; Primary bathroom; Recessed lighting; Walk-through kitchen; Walk-in closets; Finished basement; Dormer and partially finished attic
• Laundry & utility: Washer and dryer included; Washer hookup; Gas dryer hookup; Laundry room located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $960k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $699k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $666k (30.6% below list).
• Recommended offer: $666k (30.6% 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: George M Davis Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 667 students, 36% 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 45% FRL track the district average.
• Market conditions: 116 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $7k of loan paydown is wiped out by about $29k 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 32 days — a 3% lower offer ($931k) is reasonable based on typical stale-listing flexibility.
• 8 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 $585k; list at $960k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $666,032 (30.6% 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 32 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.69% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.59%
• DSCR: 0.71
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $1,191,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Darling Ave	0.29mi	3/2.0 (-1)	1,867 (-5%)	0mo	$1,130,000	$605	69
82 Seton Dr	0.24mi	5/3.5 (+1)	2,149 (+9%)	2mo	$1,400,000	$651	65
9 Leslie Pl	0.37mi	3/2.0 (-1)	2,089 (+6%)	0mo	$1,132,000	$542	63
44 Amherst Dr	0.45mi	4/3.0	2,181 (+11%)	3mo	$1,187,000	$544	59
99 Amherst Dr	0.37mi	3/2.5 (-1)	1,790 (-9%)	2mo	$990,142	$553	59
129 Hillandale Dr	0.39mi	3/2.5 (-1)	1,822 (-8%)	4mo	$820,000	$450	59
18 Lambert Ln	0.49mi	3/3.5 (-1)	2,079 (+6%)	4mo	$1,310,000	$630	58
168 Waverly Rd	0.58mi	3/3.0 (-1)	2,114 (+7%)	1mo	$1,370,000	$648	55
3 Greentree Dr	0.71mi	3/2.5 (-1)	2,130 (+8%)	2mo	$1,260,000	$592	45
112 Clarence Rd	0.75mi	3/2.5 (-1)	1,843 (-6%)	4mo	$1,150,000	$624	44
71 Harlan Dr	0.66mi	3/2.5 (-1)	2,141 (+9%)	6mo	$1,100,000	$514	43
151 Hilburn Rd	0.67mi	3/2.0 (-1)	2,215 (+12%)	2mo	$1,500,000	$677	38

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: -27.7%
• Equity multiple: 0.07×
• Total profit: $-249,366
• Equity at exit: $143,138

10-year hold

• IRR: -26.0%
• Equity multiple: -0.26×
• Total profit: $-337,479
• Equity at exit: $83,002

Cash invested: $268,797 (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: 12.0×

Monthly cashflow live

• Estimated rent: $6,660 high
• Mortgage (P&I): −$5,034
• Tax from tax record: −$1,303 /mo · $15,633/yr
• Insurance: −$400
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,399
• Net cashflow: $-1,475

Break-even live

Break-even rent $8,528

Max offer price $699,352

Occupancy floor —

Sensitivity live

Price	-10% $-932	-5% $-1,204	+0% $-1,475	+5% $-1,747	+10% $-2,019
Rent	-10% $-2,002	-5% $-1,738	+0% $-1,475	+5% $-1,212	+10% $-949
Rate	-1.0pp $-992	-0.5pp $-1,231	base $-1,475	+0.5pp $-1,724	+1.0pp $-1,977

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: $239,998
• Closing costs: $28,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Greentree Dr Scarsdale, NY	4.0	2.5	2086	$6,850	$3.28	0d	1	0.68mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,800	$3.41	0d	1	0.81mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,999	$3.53	23d	1	0.81mi
155 White Rd Scarsdale, NY	3.0	1.5	1632	$7,000	$4.29	44d	1	0.88mi
155 White Rd Scarsdale, NY	3.0	1.5	1232	$6,900	$5.60	0d	1	0.88mi
154 Bell Rd Scarsdale, NY	3.0	2.5	1611	$7,900	$4.90	0d	1	1.17mi

Listing history 27 events

1. 2026-06-03
   days on market $959,990 Active 32 DOM
2. 2026-06-02
   days on market $959,990 Active 31 DOM
3. 2026-06-01
   days on market $959,990 Active 30 DOM
4. 2026-05-31
   days on market $959,990 Active 29 DOM
5. 2026-04-27
   status Pending
6. 2026-03-31
   historical $5,999
7. 2026-03-31
   listed $959,990 Active
8. 2026-03-09
   price $5,999
9. 2026-02-03
   price $6,882
10. 2025-10-18
    listed $7,881
11. 2025-10-10
    historical
12. 2025-10-08
    price $987,888
13. 2025-10-08
    listed $1,080,070 Active
14. 2025-09-14
    listed $990,000 Active
15. 2025-09-11
    historical
16. 2025-02-14
    historical
17. 2025-01-18
    listed $953,800 Active
18. 2025-01-17
    historical
19. 2007-03-12
    soldstatus $585,000
20. 2007-02-18
    historical
21. 2007-02-14
    listed
22. 2007-02-08
    soldstatus $585,000
23. 2006-12-05
    historical
24. 2006-12-05
    price $599,000
25. 2006-05-22
    listed $585,000
26. 2006-01-31
    historical
27. 2005-08-18
    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: $15,633 · $1,303/mo
• Projected year-2 tax: $15,929 · $1,327/mo
• Expected delta: +$295/yr (+$25/mo · 1.9%)

ⓘ 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 5/10 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $79,924
• − Mortgage interest: −$53,774
• − Property taxes: −$15,633
• − Insurance: −$4,800
• − Repairs & maintenance: −$6,394
• − Management: −$6,394
• − Depreciation: −$27,927
• Taxable loss: −$34,999
• Est. tax savings @ 24.0%: +$8,400
• After-tax cash flow: $-9,305/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

-99.0% since first listed

23 events — show timeline

• 2026-04-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Rental Removed $5,999 ONEKEY
• 2026-03-31 Listed $959,990 OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $5,999 ONEKEY
• 2026-02-03 Price Changed $6,882 ONEKEY
• 2025-10-18 Listed for Rent $7,881 ONEKEY
• 2025-10-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $987,888 OneKey® MLS as Distributed by MLS Grid
• 2025-10-08 Listed $1,080,070 OneKey® MLS as Distributed by MLS Grid
• 2025-09-14 Listed $990,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-11 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-02-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-18 Listed $953,800 OneKey® MLS as Distributed by MLS Grid
• 2025-01-17 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2007-03-12 Sold (Public Records) $585,000 Public Records
• 2007-02-18 Delisted — HGMLS
• 2007-02-14 Listed — HGMLS
• 2007-02-08 Sold (MLS) $585,000 HGMLS
• 2006-12-05 Price Changed $599,000 HGMLS
• 2006-12-05 Delisted — HGMLS
• 2006-05-22 Listed $585,000 HGMLS
• 2006-01-31 Delisted — HGMLS
• 2005-08-18 Listed — HGMLS

Property tax history

-1.8%/yr

Latest (2025): $15,633 · -17.6% YoY. Source: county tax records.