67 Old Country Rd · New Rochelle, NY 10804

$1,175,000

4 bd · 3.0 ba · 2,314 sqft · SingleFamily public records · 15 Days on market

Built 1956 0.33 ac lot Est $1530k · 23% under $92/mo HOA · 1% of rent

---

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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +5.7/10.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 67 Old Country Road, a bright and spacious residence located in the sought-after Bayberry Association in New Rochelle. Situated in close proximity to the association's neighborhood amenities including a private pool, tennis, basketball and volleyball courts, a putting green, and summer camp—this home offers an unparalleled lifestyle. The versatile floor plan features 4 bedrooms, 3 full bathrooms, and a flexible space (currently used as a playroom), perfectly distributed for modern living. The main level boasts a recently updated kitchen that flows seamlessly into the dining room and a grand living room defined by soaring ceilings, a wood burning fireplace, and walls of

Key facts

• 0.33 acre lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Has association (Bayberry); Annual association fee of $1,100; Association covers common area maintenance and pool service; Community amenities include clubhouse, playground, pool, tennis courts, and basketball court; Additional annual pool assessment of $650

Exterior

• Parking: Driveway; On-street parking; 1-car garage
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer; Water connected; Public trash collection
• Home design: Single family residence; Living area reported from public records
• Construction: Construction materials: Unknown
• Exterior features: Not waterfront; Basement with storage space (unfinished)

Interior

• Kitchen: Eat-in kitchen; Stainless steel appliances; Quartz/Quartzite countertops
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Oil heating; Central air conditioning; One fireplace
• Interior features: First-floor bedroom; First-floor full bath; Beamed ceilings; Built-in features; Cathedral ceilings; Eat-in kitchen; Open floorplan; Original details; Primary bathroom; Master suite on main level; Quartz/Quartzite counters
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.18M.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.18M).
• Recommended offer: $1.16M (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $8k of loan paydown is wiped out by about $35k 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 ($1.16M) is reasonable based on typical stale-listing flexibility.

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 $1,157,375 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.01% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $1,529,554
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Bonnie Way	0.18mi	4/3.0	2,237 (-3%)	3mo	$2,086,500	$933	84
96 Highridge Rd	0.24mi	4/3.0	2,445 (+6%)	9mo	$1,320,000	$540	72
23 Bonnie Way	0.18mi	4/3.0	2,600 (+12%)	11mo	$1,953,000	$751	62
1 Meadowood Path	0.23mi	4/3.5	2,577 (+11%)	8mo	$1,237,500	$480	61
51 Valley Rd	0.61mi	4/3.0	2,211 (-4%)	8mo	$1,399,000	$633	58
2 Homer Ave	0.74mi	4/2.5	2,237 (-3%)	2mo	$1,802,000	$806	56
1 Bryson St	0.65mi	4/2.5	2,170 (-6%)	2mo	$2,331,800	$1,075	56
81 Winding Brook Rd	0.74mi	4/2.0	2,416 (+4%)	8mo	$950,000	$393	48
2 Mulberry Ln	0.74mi	3/2.5 (-1)	2,231 (-4%)	11mo	$1,575,900	$706	43
7 Senate Pl	0.68mi	3/2.5 (-1)	2,100 (-9%)	7mo	$1,350,000	$643	40
150 Maywood Rd	0.59mi	5/3.0 (+1)	2,642 (+14%)	6mo	$1,250,000	$473	38
4 Senate Pl	0.70mi	3/2.0 (-1)	2,012 (-13%)	10mo	$1,330,000	$661	28

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-114,777
• Equity at exit: $175,196

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-2,002
• Equity at exit: $101,593

Cash invested: $329,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $11,831 high
• Mortgage (P&I): −$6,162
• Tax from tax record: −$1,419 /mo · $17,024/yr
• Insurance: −$490
• HOA: −$92
• Vacancy / Maint / Mgmt: −$2,484
• Net cashflow: $1,184

Break-even live

Break-even rent $10,332

Max offer price $1,175,000

Occupancy floor 85%

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: $293,750
• Closing costs: $35,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Bonnie Way Larchmont, NY	4.0	3.0	2700	$14,000	$5.19	12d	1	0.23mi
79 Edgewood Ave Larchmont, NY	4.0	3.0	1786	$7,800	$4.37	1d	1	0.97mi
49 N Chatsworth Ave Larchmont, NY	4.0	3.5	2402	$9,950	$4.14	2d	1	1.01mi
75 Lord Kitchener Rd New Rochelle, NY	4.0	4.5	3032	$10,000	$3.30	4d	1	1.12mi
52 Wendt Ave Larchmont, NY	3.0	1.5	1656	$8,950	$5.40	1d	1	1.36mi
58 Marion Dr New Rochelle, NY	4.0	3.0	3246	$11,000	$3.39	1d	1	1.42mi

HOA detail

• Monthly dues: $92 · $1,104/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-13
   statusdays on market $1,175,000 Pending 15 DOM
2. 2026-06-09
   days on market $1,175,000 Active 14 DOM
3. 2026-06-08
   days on market $1,175,000 Active 13 DOM
4. 2026-06-07
   days on market $1,175,000 Active 12 DOM
5. 2026-06-04
   days on market $1,175,000 Active 9 DOM
6. 2026-06-03
   days on market $1,175,000 Active 8 DOM
7. 2026-06-02
   days on market $1,175,000 Active 7 DOM
8. 2026-06-01
   days on market $1,175,000 Active 6 DOM
9. 2026-05-31
   days on market $1,175,000 Active 5 DOM
10. 2026-05-24
    historical $1,175,000

ⓘ 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: $17,024 · $1,419/mo
• Projected year-2 tax: $18,441 · $1,537/mo
• Expected delta: +$1,417/yr (+$118/mo · 8.3%)

ⓘ 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: $141,968
• − Mortgage interest: −$65,818
• − Property taxes: −$17,024
• − Insurance: −$5,875
• − Repairs & maintenance: −$11,357
• − Management: −$11,357
• − HOA: −$1,104
• − Depreciation: −$34,182
• Taxable loss: −$4,750
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $15,350/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

1 event — show timeline

• 2026-05-24 Coming Soon $1,175,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-1.3%/yr

Latest (2025): $17,024 · -17.5% YoY. Source: county tax records.