485 Webster Ave Unit B5 · New Rochelle, NY 10801

$179,000

1 bd · 1.0 ba · 800 sqft · Condo · 28 Days on market

Built 1930 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting and spacious one-bedroom co-op nestled in the heart of New Rochelle. This freshly painted unit is ready for its new owner. The updated kitchen is a culinary enthusiast's dream, featuring stainless steel appliances and granite countertops. Whether you're a seasoned chef or an aspiring home cook, this kitchen provides plenty of space for prepping delicious meals and creating memorable moments. The spacious living room has hardwood floors and its large windows bring in lots of natural light. The generously sized bedroom can easily accommodate a king bed. The unit's abundant closets add convenience and ensure ample storage space for all your belongings, keeping your living areas uncluttered and organized. Located in vibrant New Rochelle, residents enjoy a plethora of recreational activities and dining options. Proximity to public transportation and highways ensures convenient commuting. Building offers laundry and immediate on-site parking. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Spacious kitchen
• Granite countertops
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• EXPANSIVE LIVING ROOM
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SUN-FILLED WINDOW

Property features AI

Finance

• HOA & community: Association: Webster Gardens

Exterior

• Parking: Assigned parking (1 space); Parking fee required
• Security: Security system
• Utilities: Con Edison electric; Public sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Trash collection (public); Water connected
• Home design: Stock cooperative; One level interior; Entry level listed as 2; 2 stories total
• Construction: Living area listed from other source (800 sq ft)
• Exterior features: Security system; No waterfront; Sidewalks in community

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: 3 rooms total
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heat; Wall/window AC unit(s)
• Interior features: Ceiling fan(s); Walk-out basement access; Attic: none; Top/second floor location
• Laundry & utility: Common area laundry; Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $941 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: Daniel Webster Elementary School (math 67% / reading 77%, grade A-, #378 of 2,108 statewide, top 20%, 491 students, 28% 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 42% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 138 active listings in the ZIP; 35 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $142k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,315 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
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 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: 1.54% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.52%
• DSCR: 2.00
• GRM: 5.4

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: 13.6%
• Equity multiple: 1.53×
• Total profit: $26,625
• Equity at exit: $26,689

10-year hold

• IRR: 21.2%
• Equity multiple: 2.66×
• Total profit: $83,340
• Equity at exit: $15,477

Cash invested: $50,120 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,756 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $941

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 61%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	43d	1	0.26mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	43d	1	0.34mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	20d	1	0.38mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	43d	1	0.40mi
600 North Ave New Rochelle, NY	2.0	1.0–2.0	869	$3,422	$3.94	1d	11	0.48mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	43d	1	0.49mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	43d	1	0.65mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	13d	1	0.65mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	43d	1	0.67mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	10d	10	0.72mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	4d	1	0.73mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	43d	1	0.74mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$2,922	$3.26	2d	31	0.87mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	792	$3,094	$3.91	1d	11	0.88mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$2,855	$2.89	5d	8	0.91mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$3,562	$4.17	2d	12	0.93mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,158	$3.44	1d	51	0.94mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	15d	1	0.98mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$2,808	$3.73	4d	6	0.99mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	764	$2,945	$3.85	1d	15	0.99mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	7d	1	1.00mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	740	$3,764	$5.08	1d	14	1.01mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,536	$4.59	2d	50	1.04mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	910	$3,721	$4.09	1d	28	1.07mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	787	$2,847	$3.62	1d	17	1.08mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,054	$4.08	4d	12	1.09mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$5,007	$5.93	1d	31	1.11mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	18d	1	1.16mi
29 Pratt St Unit 2 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	43d	1	1.21mi
12 Russell Ave Apt 2 New Rochelle, NY	2.0	1.0	800	$2,350	$2.94	7d	1	1.21mi
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	3d	1	1.22mi
120 Stonelea Pl Apt 3M New Rochelle, NY	1.0	1.0	750	$2,300	$3.07	18d	1	1.26mi
245 Main St Unit 1 New Rochelle, NY	1.0	1.0	750	$1,750	$2.33	17d	1	1.26mi
110 Stonelea Pl Unit 3B New Rochelle, NY	2.0	1.0	800	$2,650	$3.31	43d	1	1.26mi
965 Main St Unit 2 New Rochelle, NY	2.0	1.0	825	$2,995	$3.63	7d	1	1.37mi

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 $179,000 Active 28 DOM
2. 2026-06-17
   days on market $179,000 Active 27 DOM
3. 2026-06-16
   days on market $179,000 Active 26 DOM
4. 2026-06-15
   days on market $179,000 Active 25 DOM
5. 2026-06-13
   days on market $179,000 Active 23 DOM
6. 2026-06-09
   days on market $179,000 Active 19 DOM
7. 2026-06-08
   days on market $179,000 Active 18 DOM
8. 2026-06-07
   days on market $179,000 Active 17 DOM
9. 2026-06-04
   days on market $179,000 Active 14 DOM
10. 2026-06-03
    days on market $179,000 Active 13 DOM
11. 2026-06-02
    days on market $179,000 Active 12 DOM
12. 2026-06-01
    days on market $179,000 Active 11 DOM
13. 2026-05-31
    days on market $179,000 Active 10 DOM
14. 2026-05-21
    listed $179,000 Active
15. 2024-02-14
    soldstatus $142,500 Closed 1033-char remark

    Show marketing remark (1033 chars)

    Welcome to this inviting and spacious one-bedroom co-op nestled in the heart of New Rochelle. This freshly painted unit is ready for its new owner. The updated kitchen is a culinary enthusiast's dream, featuring stainless steel appliances and granite countertops. Whether you're a seasoned chef or an aspiring home cook, this kitchen provides plenty of space for prepping delicious meals and creating memorable moments. The spacious living room has hardwood floors and its large windows bring in lots of natural light. The generously sized bedroom can easily accommodate a king bed. The unit's abundant closets add convenience and ensure ample storage space for all your belongings, keeping your living areas uncluttered and organized. Located in vibrant New Rochelle, residents enjoy a plethora of recreational activities and dining options. Proximity to public transportation and highways ensures convenient commuting. Building offers laundry and immediate on-site parking. Additional Information: HeatingFuel:Oil Above Ground,

16. 2023-11-20
    status Pending 1033-char remark

    Show marketing remark (1033 chars)

    Welcome to this inviting and spacious one-bedroom co-op nestled in the heart of New Rochelle. This freshly painted unit is ready for its new owner. The updated kitchen is a culinary enthusiast's dream, featuring stainless steel appliances and granite countertops. Whether you're a seasoned chef or an aspiring home cook, this kitchen provides plenty of space for prepping delicious meals and creating memorable moments. The spacious living room has hardwood floors and its large windows bring in lots of natural light. The generously sized bedroom can easily accommodate a king bed. The unit's abundant closets add convenience and ensure ample storage space for all your belongings, keeping your living areas uncluttered and organized. Located in vibrant New Rochelle, residents enjoy a plethora of recreational activities and dining options. Proximity to public transportation and highways ensures convenient commuting. Building offers laundry and immediate on-site parking. Additional Information: HeatingFuel:Oil Above Ground,

17. 2023-07-27
    listed $150,000 Active 1033-char remark

    Show marketing remark (1033 chars)

    Welcome to this inviting and spacious one-bedroom co-op nestled in the heart of New Rochelle. This freshly painted unit is ready for its new owner. The updated kitchen is a culinary enthusiast's dream, featuring stainless steel appliances and granite countertops. Whether you're a seasoned chef or an aspiring home cook, this kitchen provides plenty of space for prepping delicious meals and creating memorable moments. The spacious living room has hardwood floors and its large windows bring in lots of natural light. The generously sized bedroom can easily accommodate a king bed. The unit's abundant closets add convenience and ensure ample storage space for all your belongings, keeping your living areas uncluttered and organized. Located in vibrant New Rochelle, residents enjoy a plethora of recreational activities and dining options. Proximity to public transportation and highways ensures convenient commuting. Building offers laundry and immediate on-site parking. Additional Information: HeatingFuel:Oil Above Ground,

18. 2023-07-18
    historical $150,000 1033-char remark

    Show marketing remark (1033 chars)

    Welcome to this inviting and spacious one-bedroom co-op nestled in the heart of New Rochelle. This freshly painted unit is ready for its new owner. The updated kitchen is a culinary enthusiast's dream, featuring stainless steel appliances and granite countertops. Whether you're a seasoned chef or an aspiring home cook, this kitchen provides plenty of space for prepping delicious meals and creating memorable moments. The spacious living room has hardwood floors and its large windows bring in lots of natural light. The generously sized bedroom can easily accommodate a king bed. The unit's abundant closets add convenience and ensure ample storage space for all your belongings, keeping your living areas uncluttered and organized. Located in vibrant New Rochelle, residents enjoy a plethora of recreational activities and dining options. Proximity to public transportation and highways ensures convenient commuting. Building offers laundry and immediate on-site parking. Additional Information: 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 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 · 15 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: $33,077
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,646
• − Management: −$2,646
• − Depreciation: −$5,207
• Taxable income: $8,971
• Est. tax owed @ 24.0%: −$2,153
• After-tax cash flow: $9,134/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 75/100 Cosmetic rehab

This one-bedroom co-op in Webster Gardens is in good condition with a good condition score of 75. It has a good kitchen, hardwood floors, and a well-maintained exterior. The property has potential for further value with exterior painting and smart home upgrades.

Value-add opportunities

• Both Paint the exterior brick — Enhances curb appeal and property value
• Both Replace window treatments — Improves aesthetics and energy efficiency
• Both Upgrade kitchen appliances — Modernizes the kitchen and attracts more buyers
• Both Install smart home devices — Enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior brick — Enhances curb appeal and property value ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑
• Both Upgrade kitchen appliances — Modernizes the kitchen and attracts more buyers ↑
• Both Install smart home devices — Enhances convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+19.3% since first listed

5 events — show timeline

• 2026-05-21 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-14 Sold (MLS) $142,500 OneKey® MLS as Distributed by MLS Grid
• 2023-11-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-07-27 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-18 Coming Soon $150,000 OneKey® MLS as Distributed by MLS Grid