48 Stanton Cir · New Rochelle, NY 10804

$899,000

3 bd · 2.0 ba · 2,131 sqft · SingleFamily public records · 9 Days on market

Built 1956 0.27 ac lot $422/sqft · 19% below area Est $1111k · 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 +9.1/30.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the sought-after north end of New Rochelle, 48 Stanton Circle offers the perfect blend of space, charm, and location. This expanded 3-bedroom, split-level gem sits on a peaceful corner lot, surrounded by convenience just moments from shops, parks, schools, transportation, and houses of worship. Step inside to find hardwood floors and airy cathedral ceilings that create a bright, open atmosphere throughout. The first floor welcomes you with a sunlit living room featuring a bay window, a spacious family room with sliders to the deck, a formal dining room ideal for gatherings, and an eat-in kitchen with direct access to the back deck, perfect for morning coffee or al fresco dining.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1956

Property features AI

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Natural gas connected; Public sewer; Water connected; Electric service by Con Edison
• Home design: Single-family residence; Tri-level
• Construction: Block foundation
• Exterior features: Brick and shingle siding; Not waterfront

Interior

• Kitchen: Refrigerator included
• Bedrooms: Tri-level layout with 7 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Hot air heating; Central air conditioning
• Interior features: Cathedral ceilings; Open kitchen; Primary bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $899k.

Deal economics

• At list price, monthly cash flow is $-693 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $777k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $737k (18.0% below list).
• Recommended offer: $737k (18.0% 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; 7 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 $6k of loan paydown is wiped out by about $27k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $737,222 (18.0% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.82% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 10.2

CMA / ARV

• ARV (median comp): $1,110,850
• List price: $899,000
• Delta: -19.07%
• 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
9 Leslie Pl	0.20mi	3/2.0	2,089 (-2%)	0mo	$1,132,000	$542	88
18 Lambert Ln	0.28mi	3/3.5	2,079 (-2%)	4mo	$1,310,000	$630	74
143 Darling Ave	0.14mi	3/2.0	1,867 (-12%)	0mo	$1,130,000	$605	73
168 Waverly Rd	0.45mi	3/3.0	2,114 (-1%)	1mo	$1,370,000	$648	73
151 Hilburn Rd	0.52mi	3/2.0	2,215 (+4%)	2mo	$1,500,000	$677	68
3 Greentree Dr	0.63mi	3/2.5	2,130 (-0%)	2mo	$1,260,000	$592	67
44 Amherst Dr	0.59mi	4/3.0 (+1)	2,181 (+2%)	3mo	$1,187,000	$544	57
33 Johnson Rd	0.66mi	3/2.0	1,980 (-7%)	4mo	$1,200,000	$606	54
1079 Weaver St	0.59mi	3/2.5	2,400 (+13%)	1mo	$1,110,000	$463	48
112 Clarence Rd	0.54mi	3/2.5	1,843 (-14%)	4mo	$1,150,000	$624	47
130 Locust Ave	0.66mi	3/2.5	2,400 (+13%)	1mo	$1,619,000	$675	46
155 Hilburn Rd	0.49mi	4/3.0 (+1)	2,429 (+14%)	3mo	$1,670,000	$688	42

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-189,512
• Equity at exit: $134,044

10-year hold

• IRR: -15.5%
• Equity multiple: 0.12×
• Total profit: $-220,641
• Equity at exit: $77,729

Cash invested: $251,720 (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 →

ZIP-level market 10804

• Active inventory: 116
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $7,372 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$1,428 /mo · $17,135/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,548
• Net cashflow: $-693

Break-even live

Break-even rent $8,249

Max offer price $776,589

Occupancy floor —

Sensitivity live

Price	-10% $-184	-5% $-438	+0% $-693	+5% $-947	+10% $-1,202
Rent	-10% $-1,275	-5% $-984	+0% $-693	+5% $-402	+10% $-111
Rate	-1.0pp $-240	-0.5pp $-464	base $-693	+0.5pp $-926	+1.0pp $-1,163

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.57mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,800	$3.41	0d	1	0.60mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,999	$3.53	23d	1	0.60mi
155 White Rd Scarsdale, NY	3.0	1.5	1632	$7,000	$4.29	45d	1	0.65mi
372 Heathcote Rd Scarsdale, NY	4.0	3.0	2826	$12,000	$4.25	0d	1	0.72mi
154 Bell Rd Scarsdale, NY	3.0	2.5	1611	$7,900	$4.90	0d	1	0.95mi
96 Alkamont Ave Scarsdale, NY	2.0	1.0	2000	$3,500	$1.75	45d	1	1.35mi

Listing history 2 events

1. 2026-05-14
   listed $899,000 Active 1255-char remark
2. 2026-05-12
   historical $899,000 1255-char remark

ⓘ 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: $17,135 · $1,428/mo
• Projected year-2 tax: $17,135 · $1,428/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $88,467
• − Mortgage interest: −$50,358
• − Property taxes: −$17,135
• − Insurance: −$4,495
• − Repairs & maintenance: −$7,077
• − Management: −$7,077
• − Depreciation: −$26,153
• Taxable loss: −$23,829
• Est. tax savings @ 24.0%: +$5,719
• After-tax cash flow: $-2,596/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

+0.0% since first listed

3 events — show timeline

• 2026-05-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Coming Soon $899,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2025): $17,135 · -17.1% YoY. Source: county tax records.