285 Stuart Dr · New Rochelle, NY 10804

$949,000

4 bd · 2.0 ba · 2,123 sqft · SingleFamily public records · 27 Days on market

Built 1954 0.25 ac lot $447/sqft · 19% below area Est $1178k · 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 +8.2/30.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well maintained split level ranch in New Rochelle offers the perfect blend of comfort and convenience. Featuring four spacious bedrooms and two full baths, providing ample living space for today’s lifestyle. Hardwood floors under rugs. The large living room is filled with natural light thanks to an oversized window, creating a bright and inviting atmosphere. The kitchen includes direct access to a screened-in porch, ideal for relaxing or entertaining, few steps down to family room/den with a door leading out to the back patio. A separate lower level includes dedicated storage and a laundry area for added functionality. Situated on a generous 0.25-acre corner lot, the property offers both privacy and outdoor space. Located in the desirable Maplewood Park neighborhood, known for its tree-lined streets and well-kept homes, this residence provides a peaceful setting with a strong sense of community. Conveniently close to schools, parks, and shopping, this home combines suburban tranquility with everyday accessibility.

Key facts

• 0.25-acre corner lot
• Screened-in porch
• Laundry area

Tags

• SPLIT LEVEL RANCH
• SCREENED-IN PORCH
• FULLY FINISHED BASEMENT
• DEDICATED STORAGE
• LAUNDRY AREA
• 0.25-ACRE CORNER LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $949k.

Deal economics

• At list price, monthly cash flow is $-901 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $790k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $744k (21.6% below list).
• Recommended offer: $744k (21.6% 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: 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 57% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 80% at this address vs 64% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the New Rochelle City School District average implies; a family-tenant draw the district grade alone would hide.
• 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 $28k 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 27 days — a 2% lower offer ($935k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $744,343 (21.6% 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. Built in 1954 — 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: 0.78% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 10.6

CMA / ARV

• ARV (median comp): $1,178,239
• List price: $949,000
• Delta: -19.46%
• 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	0.30mi	3/2.0 (-1)	2,089 (-2%)	0mo	$1,132,000	$542	78
82 Seton Dr	0.27mi	5/3.5 (+1)	2,149 (+1%)	2mo	$1,400,000	$651	72
44 Amherst Dr	0.49mi	4/3.0	2,181 (+3%)	3mo	$1,187,000	$544	66
168 Waverly Rd	0.50mi	3/3.0 (-1)	2,114 (-0%)	1mo	$1,370,000	$648	66
143 Darling Ave	0.20mi	3/2.0 (-1)	1,867 (-12%)	0mo	$1,130,000	$605	65
18 Lambert Ln	0.41mi	3/3.5 (-1)	2,079 (-2%)	4mo	$1,310,000	$630	63
3 Greentree Dr	0.65mi	3/2.5 (-1)	2,130 (+0%)	2mo	$1,260,000	$592	61
151 Hilburn Rd	0.61mi	3/2.0 (-1)	2,215 (+4%)	2mo	$1,500,000	$677	58
1079 Weaver St	0.50mi	3/2.5 (-1)	2,400 (+13%)	1mo	$1,110,000	$463	47
129 Hillandale Dr	0.48mi	3/2.5 (-1)	1,822 (-14%)	4mo	$820,000	$450	44
155 Hilburn Rd	0.59mi	4/3.0	2,429 (+14%)	3mo	$1,670,000	$688	42
112 Clarence Rd	0.67mi	3/2.5 (-1)	1,843 (-13%)	4mo	$1,150,000	$624	37

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-210,926
• Equity at exit: $141,499

10-year hold

• IRR: -17.6%
• Equity multiple: 0.03×
• Total profit: $-256,564
• Equity at exit: $82,052

Cash invested: $265,720 (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: 10.6×

Monthly cashflow live

• Estimated rent: $7,443 high
• Mortgage (P&I): −$4,977
• Tax from tax record: −$1,409 /mo · $16,913/yr
• Insurance: −$395
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,563
• Net cashflow: $-901

Break-even live

Break-even rent $8,584

Max offer price $789,804

Occupancy floor —

Sensitivity live

Price	-10% $-364	-5% $-633	+0% $-901	+5% $-1,170	+10% $-1,438
Rent	-10% $-1,489	-5% $-1,195	+0% $-901	+5% $-607	+10% $-313
Rate	-1.0pp $-423	-0.5pp $-660	base $-901	+0.5pp $-1,147	+1.0pp $-1,397

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: $237,250
• Closing costs: $28,470
• 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	0.65mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,800	$3.41	0d	1	0.72mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,999	$3.53	24d	1	0.72mi
372 Heathcote Rd Scarsdale, NY	4.0	3.0	2826	$12,000	$4.25	0d	1	0.77mi
155 White Rd Scarsdale, NY	3.0	1.5	1632	$7,000	$4.29	45d	1	0.79mi
154 Bell Rd Scarsdale, NY	3.0	2.5	1611	$7,900	$4.90	0d	1	1.08mi

Listing history 2 events

1. 2026-05-05
   status Pending 1042-char remark

   Show marketing remark (1042 chars)

   This well maintained split level ranch in New Rochelle offers the perfect blend of comfort and convenience. Featuring four spacious bedrooms and two full baths, providing ample living space for today’s lifestyle. Hardwood floors under rugs. The large living room is filled with natural light thanks to an oversized window, creating a bright and inviting atmosphere. The kitchen includes direct access to a screened-in porch, ideal for relaxing or entertaining, few steps down to family room/den with a door leading out to the back patio. A separate lower level includes dedicated storage and a laundry area for added functionality. Situated on a generous 0.25-acre corner lot, the property offers both privacy and outdoor space. Located in the desirable Maplewood Park neighborhood, known for its tree-lined streets and well-kept homes, this residence provides a peaceful setting with a strong sense of community. Conveniently close to schools, parks, and shopping, this home combines suburban tranquility with everyday accessibility.

2. 2026-04-08
   listed $949,000 Active 1042-char remark

   Show marketing remark (1042 chars)

   This well maintained split level ranch in New Rochelle offers the perfect blend of comfort and convenience. Featuring four spacious bedrooms and two full baths, providing ample living space for today’s lifestyle. Hardwood floors under rugs. The large living room is filled with natural light thanks to an oversized window, creating a bright and inviting atmosphere. The kitchen includes direct access to a screened-in porch, ideal for relaxing or entertaining, few steps down to family room/den with a door leading out to the back patio. A separate lower level includes dedicated storage and a laundry area for added functionality. Situated on a generous 0.25-acre corner lot, the property offers both privacy and outdoor space. Located in the desirable Maplewood Park neighborhood, known for its tree-lined streets and well-kept homes, this residence provides a peaceful setting with a strong sense of community. Conveniently close to schools, parks, and shopping, this home combines suburban tranquility with everyday accessibility.

ⓘ 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: $16,913 · $1,409/mo
• Projected year-2 tax: $16,913 · $1,409/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: $89,321
• − Mortgage interest: −$53,159
• − Property taxes: −$16,913
• − Insurance: −$4,745
• − Repairs & maintenance: −$7,146
• − Management: −$7,146
• − Depreciation: −$27,607
• Taxable loss: −$27,394
• Est. tax savings @ 24.0%: +$6,575
• After-tax cash flow: $-4,240/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

2 events — show timeline

• 2026-05-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Listed $949,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $16,913 · -17.5% YoY. Source: county tax records.