51 White Oak St Unit 2A · New Rochelle, NY 10801

$290,000

3 bd · 1.0 ba · 1,400 sqft · Condo · 20 Days on market

Built 1952 $207/sqft · 9% above area Est $267k · 9% over

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Why this score? — see what drove the F 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).

• 1% rule +8.4/10.0
• Schools +5.7/10.0
• ARV discount +3.6/15.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Cash flow +2.6/30.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and sun-filled 3-bedroom co-op in the heart of New Rochelle! This beautifully maintained second-floor unit offers approximately 1,400 sq ft of living space with an ideal layout that includes a generous living room, separate dining area, and a functional kitchen. The residence features hardwood floors, oversized windows, and abundant closet space. Enjoy the convenience of an elevator building with amenities such as a fitness center, bicycle room, and serene courtyard gardens. Located near shops, schools, parks, and public transportation. Off-street parking available via waitlist. Monthly maintenance includes all utilities—heat, gas, electricity, water, and cable. Don’t m

Key facts

• Fitness center
• Courtyard gardens
• Off street parking

Tags

• ELEVATOR BUILDING
• FITNESS CENTER
• BICYCLE ROOM
• COURTYARD GARDENS
• OFF STREET PARKING

Property features AI

Finance

• HOA & community: Managed by Ferrara Management; Building amenities include elevator(s), fitness center, and park; Association fees include air conditioning, cable TV, electricity, gas, heat, hot water, sewer, and water

Exterior

• Parking: Off-street parking (waitlist)
• Utilities: Electric service by Con Edison; Public sewer; Trash collection (public)
• Home design: Stock cooperative; 5 total stories; Entry on level 2; Actual property condition
• Construction: Brick construction
• Exterior features: Courtyard; Garden; Outdoor space; Near public transit; Near schools; Near shops; Park access

Interior

• Kitchen: Gas water heater
• Bedrooms: 6 rooms total (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Radiant heat; Wall/window air conditioning units
• Interior features: Elevator; Bicycle room; Outdoor space; Courtyard; Garden
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $286k (1.5% below list) — sets the bar for market timing.
• Cap rate 2.2% vs local median 4.5% in New Rochelle — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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).
• At $3,882/mo this rent would consume 54% of the median local household income ($86k/yr) (locally 2797% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 20 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $220k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; HOA is 53% of rent; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $285,650 (1.5% 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 2.21%
• Cash-on-cash: -14.58%
• DSCR: 0.35
• GRM: 6.2

CMA / ARV

• ARV (median comp): $266,904
• List price: $290,000
• Delta: 6.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -52.8%
• Equity multiple: -0.51×
• Total profit: $-122,468
• Equity at exit: $43,240

10-year hold

• IRR: —
• Equity multiple: -1.66×
• Total profit: $-216,288
• Equity at exit: $25,074

Cash invested: $81,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $3,882 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA est. from 2 same-building comps: −$2,049
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $-1,112

Break-even live

Break-even rent $5,289

Max offer price $129,160

Occupancy floor —

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 North Ave New Rochelle, NY	2.0	1.0–2.0	869	$4,350	$5.01	2d	11	0.24mi
22 Clove Rd New Rochelle, NY	3.0	1.0	900	$3,600	$4.00	43d	1	0.29mi
22 Clove Rd Unit 24C New Rochelle, NY	3.0	1.0	1035	$3,300	$3.19	43d	1	0.29mi
26 Coligni Ave Apt 12 New Rochelle, NY	3.0	1.0	1100	$3,950	$3.59	43d	1	0.37mi
123 Clinton Ave Unit 2 New Rochelle, NY	4.0	2.0	1378	$4,250	$3.08	43d	1	0.39mi
14 Horton Ave Unit 3rd Fl New Rochelle, NY	4.0	1.0	1300	$3,600	$2.77	43d	1	0.43mi
133 Lincoln Ave Unit 1 New Rochelle, NY	3.0	1.0	1112	$6,500	$5.85	2d	1	0.63mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	20d	1	0.78mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	792	$3,812	$4.81	1d	11	0.96mi
175 Huguenot St #1402 New Rochelle, NY	2.0	2.5	1475	$4,750	$3.22	24d	1	1.02mi
48 Lincoln St New Rochelle, NY	2.0	1.0	1273	$3,000	$2.36	19d	1	1.02mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	43d	1	1.03mi
194 Webster Ave Unit 1 New Rochelle, NY	3.0	1.0	1050	$3,500	$3.33	43d	1	1.09mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$4,340	$4.84	2d	31	1.11mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	740	$5,113	$6.90	1d	14	1.19mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$5,225	$5.69	1d	51	1.20mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$4,625	$4.68	5d	8	1.22mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$4,785	$5.61	2d	12	1.25mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	4d	1	1.26mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$4,540	$5.90	2d	50	1.27mi
9 9th St Unit 1st Floor New Rochelle, NY	3.0	1.0	1463	$3,400	$2.32	43d	1	1.31mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	764	$3,780	$4.94	1d	15	1.32mi
10 9th St Unit 2 New Rochelle, NY	2.0	1.0	1185	$2,850	$2.41	43d	1	1.32mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	910	$5,214	$5.73	1d	28	1.33mi
379 Huguenot St Unit 2 New Rochelle, NY	3.0	1.0	1150	$3,200	$2.78	24d	1	1.33mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$3,575	$4.75	4d	6	1.34mi
25 Leroy Pl #1 New Rochelle, NY	2.0	2.5	1420	$3,995	$2.81	7d	1	1.35mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$7,811	$9.25	1d	31	1.36mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	787	$3,987	$5.07	1d	17	1.40mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,897	$5.21	4d	12	1.43mi
25 Acacia Ter Unit 1 New Rochelle, NY	3.0	2.0	1400	$3,800	$2.71	43d	1	1.44mi
72 Soundview St Unit 2 New Rochelle, NY	4.0	2.0	1500	$3,850	$2.57	43d	1	1.44mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	7d	1	1.44mi
55 Moran Pl Unit 55A New Rochelle, NY	2.0	1.5	1200	$3,850	$3.21	43d	1	1.44mi
7 Alpha Pl Unit First floor New Rochelle, NY	3.0	2.0	1538	$4,700	$3.06	19d	1	1.47mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-17
   status $290,000 Pending 20 DOM
2. 2026-06-15
   days on market $290,000 Active 20 DOM
3. 2026-06-13
   days on market $290,000 Active 18 DOM
4. 2026-06-09
   days on market $290,000 Active 14 DOM
5. 2026-06-08
   days on market $290,000 Active 13 DOM
6. 2026-06-07
   days on market $290,000 Active 12 DOM
7. 2026-06-04
   days on market $290,000 Active 9 DOM
8. 2026-06-03
   days on market $290,000 Active 8 DOM
9. 2026-06-02
   days on market $290,000 Active 7 DOM
10. 2026-06-01
    days on market $290,000 Active 6 DOM
11. 2026-05-31
    days on market $290,000 Active 5 DOM
12. 2026-03-26
    listed $285,000 Active 761-char remark
13. 2026-02-17
    listed $290,000 Active
14. 2025-11-24
    listed $290,000 Active
15. 2025-10-17
    listed $295,000 Active
16. 2025-10-03
    status Pending
17. 2025-06-30
    historical
18. 2025-06-16
    listed $245,000 Active
19. 2023-10-21
    listed $250,000 Active
20. 2005-08-22
    soldstatus $220,000
21. 2005-07-31
    historical
22. 2005-07-31
    price $224,500
23. 2005-01-31
    listed $220,000

ⓘ 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 9/10 Extreme FEMA zone A · 99% 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: $46,584
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$2,952
• − Repairs & maintenance: −$3,727
• − Management: −$3,727
• − HOA: −$24,588
• − Depreciation: −$8,436
• Taxable loss: −$17,441
• Est. tax savings @ 24.0%: +$4,186
• After-tax cash flow: $-9,153/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): 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

+31.8% since first listed

15 events — show timeline

• 2026-06-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-26 Listed $290,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-26 Listed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-17 Listed $290,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-24 Listed $290,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-17 Listed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-16 Listed $245,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-21 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2005-08-22 Sold (MLS) $220,000 HGMLS
• 2005-07-31 Delisted — HGMLS
• 2005-07-31 Price Changed $224,500 HGMLS
• 2005-01-31 Listed $220,000 HGMLS