90 Union St Unit 5G · New Rochelle, NY 10805

$270,000

2 bd · 1.0 ba · 950 sqft · Condo · 24 Days on market

Built 1957 $284/sqft · 11% above area Est $244k · 11% over

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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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Schools +5.7/10.0
• Appreciation +4.3/10.0
• Livability +3.5/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 90 Union Street, Unit 5G! This fully renovated corner unit was taken down to the studs and beautifully redesigned in 2024. Move right into this bright and open 2-bedroom, 1-bath co-op, ideally located in the heart of New Rochelle. The home features recessed lighting throughout, brand-new appliances, ample closet space throughout including a walk-in pantry closet off of the eat-in-kitchen, and views of the Long Island Sound from every room. Perfect for first-time buyers or those looking to downsize, the building offers a variety of amenities including storage, indoor and outdoor parking options, a laundry room, and a peaceful courtyard for relaxing or recreation. Base maintenance includes electric, gas and heat so you do not have to worry about a monthly ConEdison bill! Conveniently located within walking distance to the New Rochelle Train Station and Hudson Park, this home offers both comfort and accessibility. Shareholder must reside in the apartment for a minimum of 3 years prior to subleasing. Schedule your showing today! Seller is highly motivated.

Key facts

• Garage
• Built 1957
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.

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: 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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 (-1.5% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $175k; list at $270k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $265,950 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $243,636
• List price: $270,000
• Delta: 10.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.12×
• Total profit: $8,834
• Equity at exit: $59,048

10-year hold

• IRR: 9.9%
• Equity multiple: 1.91×
• Total profit: $68,972
• Equity at exit: $56,924

Cash invested: $75,600 (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 10805

• Home prices YoY: -0.5%
• Active inventory: 84
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,055 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $548

Break-even live

Break-even rent $2,362

Max offer price $270,000

Occupancy floor 77%

Sensitivity live

Price	-10% $734	-5% $641	+0% $548	+5% $454	+10% $361
Rent	-10% $306	-5% $427	+0% $548	+5% $668	+10% $789
Rate	-1.0pp $684	-0.5pp $616	base $548	+0.5pp $478	+1.0pp $406

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	5d	1	0.15mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$7,811	$9.25	0d	32	0.24mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	862	$2,595	$3.01	3d	2	0.25mi
220 Pelham Rd Unit 5E New Rochelle, NY	2.0	1.0	1000	$2,595	$2.60	9d	1	0.25mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	900	$2,595	$2.88	13d	2	0.25mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	21d	1	0.27mi
230 Pelham Rd Unit 6F New Rochelle, NY	1.0	1.0	800	$1,995	$2.49	45d	1	0.27mi
55 Clinton Pl New Rochelle, NY	3.0	1.0–2.0	991	$5,241	$5.29	0d	24	0.28mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$4,540	$5.90	1d	49	0.31mi
3 Davenport Ave New Rochelle, NY	1.0	1.0	728	$2,099	$2.88	1d	1	0.32mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	757	$4,044	$5.34	1d	17	0.33mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,897	$5.21	0d	10	0.37mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	17d	1	0.38mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	826	$5,175	$6.26	0d	15	0.39mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	777	$3,780	$4.86	1d	15	0.41mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,757	$4.09	0d	49	0.41mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$3,575	$4.75	0d	5	0.44mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	847	$4,785	$5.65	0d	12	0.44mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$4,625	$4.68	1d	9	0.45mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$3,476	$3.88	0d	29	0.49mi
50 Lecount Pl New Rochelle, NY	1.0	1.0	534	$2,450	$4.59	1d	1	0.49mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	739	$3,561	$4.82	1d	9	0.64mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	12d	10	0.66mi
12 Russell Ave Apt 2 New Rochelle, NY	2.0	1.0	800	$2,350	$2.94	9d	1	0.71mi
245 Main St Unit 1 New Rochelle, NY	1.0	1.0	750	$1,750	$2.33	19d	1	0.72mi
7 Lanecrest Ave New Rochelle, NY	2.0	1.0	1100	$2,690	$2.45	19d	1	0.72mi
504 Pelham Rd New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	15d	1	0.74mi
29 Pratt St Unit 2 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	45d	1	0.76mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	45d	1	0.78mi
194 Webster Ave Unit 1 New Rochelle, NY	3.0	1.0	1050	$3,500	$3.33	45d	1	0.82mi
3 Harbor Ln Unit 3A New Rochelle, NY	1.0	1.0	700	$2,500	$3.57	26d	1	0.96mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	22d	1	0.97mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	6d	1	0.98mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	45d	1	1.01mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	45d	1	1.04mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	15d	1	1.04mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	45d	1	1.08mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	45d	1	1.09mi
666 Pelham Rd Apt 3A New Rochelle, NY	1.0	1.0	750	$2,350	$3.13	45d	1	1.09mi
133 Lincoln Ave Unit 1 New Rochelle, NY	3.0	1.0	1112	$6,500	$5.85	4d	1	1.10mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gaselectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-11
   status Pending 1087-char remark

   Show marketing remark (1087 chars)

   Welcome to 90 Union Street, Unit 5G! This fully renovated corner unit was taken down to the studs and beautifully redesigned in 2024. Move right into this bright and open 2-bedroom, 1-bath co-op, ideally located in the heart of New Rochelle. The home features recessed lighting throughout, brand-new appliances, ample closet space throughout including a walk-in pantry closet off of the eat-in-kitchen, and views of the Long Island Sound from every room. Perfect for first-time buyers or those looking to downsize, the building offers a variety of amenities including storage, indoor and outdoor parking options, a laundry room, and a peaceful courtyard for relaxing or recreation. Base maintenance includes electric, gas and heat so you do not have to worry about a monthly ConEdison bill! Conveniently located within walking distance to the New Rochelle Train Station and Hudson Park, this home offers both comfort and accessibility. Shareholder must reside in the apartment for a minimum of 3 years prior to subleasing. Schedule your showing today! Seller is highly motivated.

2. 2026-04-10
   listed $270,000 Active 1087-char remark

   Show marketing remark (1087 chars)

   Welcome to 90 Union Street, Unit 5G! This fully renovated corner unit was taken down to the studs and beautifully redesigned in 2024. Move right into this bright and open 2-bedroom, 1-bath co-op, ideally located in the heart of New Rochelle. The home features recessed lighting throughout, brand-new appliances, ample closet space throughout including a walk-in pantry closet off of the eat-in-kitchen, and views of the Long Island Sound from every room. Perfect for first-time buyers or those looking to downsize, the building offers a variety of amenities including storage, indoor and outdoor parking options, a laundry room, and a peaceful courtyard for relaxing or recreation. Base maintenance includes electric, gas and heat so you do not have to worry about a monthly ConEdison bill! Conveniently located within walking distance to the New Rochelle Train Station and Hudson Park, this home offers both comfort and accessibility. Shareholder must reside in the apartment for a minimum of 3 years prior to subleasing. Schedule your showing today! Seller is highly motivated.

3. 2017-11-16
   soldstatus $175,000 Sold 988-char remark

   Show marketing remark (988 chars)

   Welcome home to this bright & spacious 2 bed/1bath apt with abundance of closets (6 in total/3 walkin), oversized eat in kitchen recently renovated w/ oak cabinets & granite countertops, and wood floors. Windows in every room provide and the south west exposure provide for amazing light in every room. Unit an estimated 950 sq ft, this is for advertisement purposes only & is not guaranteed. Building has laundry facilities in basement; a party room; play area for kids outdoors; and onsite assigned parking (additional fee); 2nd parking space available as well for a fee, as well as storage unit(s) for a fee. All utilities (except cable) included. Close to all major transportation, including a 10min/or less walk to the metro north. Close to main street with tons of shops, restaurants, & retail. New Rochelle residents get access to private beach & 5 islands park STAR eligible. No pets or subletting allowed. 15% down required and approval by Coop/MGMT.

4. 2017-08-31
   historical Pending 988-char remark

   Show marketing remark (988 chars)

   Welcome home to this bright & spacious 2 bed/1bath apt with abundance of closets (6 in total/3 walkin), oversized eat in kitchen recently renovated w/ oak cabinets & granite countertops, and wood floors. Windows in every room provide and the south west exposure provide for amazing light in every room. Unit an estimated 950 sq ft, this is for advertisement purposes only & is not guaranteed. Building has laundry facilities in basement; a party room; play area for kids outdoors; and onsite assigned parking (additional fee); 2nd parking space available as well for a fee, as well as storage unit(s) for a fee. All utilities (except cable) included. Close to all major transportation, including a 10min/or less walk to the metro north. Close to main street with tons of shops, restaurants, & retail. New Rochelle residents get access to private beach & 5 islands park STAR eligible. No pets or subletting allowed. 15% down required and approval by Coop/MGMT.

5. 2017-08-09
   listed $179,500 Active 988-char remark

   Show marketing remark (988 chars)

   Welcome home to this bright & spacious 2 bed/1bath apt with abundance of closets (6 in total/3 walkin), oversized eat in kitchen recently renovated w/ oak cabinets & granite countertops, and wood floors. Windows in every room provide and the south west exposure provide for amazing light in every room. Unit an estimated 950 sq ft, this is for advertisement purposes only & is not guaranteed. Building has laundry facilities in basement; a party room; play area for kids outdoors; and onsite assigned parking (additional fee); 2nd parking space available as well for a fee, as well as storage unit(s) for a fee. All utilities (except cable) included. Close to all major transportation, including a 10min/or less walk to the metro north. Close to main street with tons of shops, restaurants, & retail. New Rochelle residents get access to private beach & 5 islands park STAR eligible. No pets or subletting allowed. 15% down required and approval by Coop/MGMT.

6. 2017-06-02
   historical
7. 2016-09-21
   listed $175,000 Active
8. 2014-01-27
   price $109,999
9. 2002-08-08
   soldstatus $120,000
10. 2002-08-07
    historical
11. 2002-05-15
    listed $120,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% 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: $36,661
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,933
• − Management: −$2,933
• − Depreciation: −$7,855
• Taxable income: $2,416
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $5,991/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
• County: Westchester County · 709,332 people
• City population: 63,657
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 20,903
• Household income: $102,109
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 961.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 39% White 38% Black 17% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 15% Puerto Rican 11% Dominican 2%
• Common ancestry: Romanian 2% Russian 1% Scotch-Irish 1%
• Foreign-born: 32% · Canada, Jamaica, South Korea
• Languages at home: 54% English-only · Spanish 32% Other Indo-European 7% German/W. Germanic 2%

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: ▼ -1.48%
• Current HPI: 278.8511
• Rent YoY: —
• 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

+125.0% since first listed

11 events — show timeline

• 2026-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Listed $270,000 OneKey® MLS as Distributed by MLS Grid
• 2017-11-16 Sold (MLS) $175,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-31 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-08-09 Listed $179,500 OneKey® MLS as Distributed by MLS Grid
• 2017-06-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-09-21 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $109,999 HGMLS
• 2002-08-08 Sold (MLS) $120,000 HGMLS
• 2002-08-07 Delisted — HGMLS
• 2002-05-15 Listed $120,000 HGMLS