1273 North Ave Unit 7/2G · New Rochelle, NY 10804

$249,999

1 bd · 1.0 ba · 950 sqft · Townhouse · 120 Days on market

Built 1924 Good condition $263/sqft · at area comps Est $261k · at est. ↓ 4% since listing

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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 +21.7/30.0
• ARV discount +9.4/15.0
• DSCR +6.9/10.0
• Schools +6.7/10.0
• 1% rule +5.7/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Wykagyl Gardens and find this Junior 4 oversized apartment awaiting for you to make this your own . Golf course views invite you into this beautifully appointed apt offers timeless charm, highlighted by a great kitchen with new appliances and Living room with working fireplace . The layout includes bonus space perfect for a home office, den, formal dining room or guest room. Spacious bedroom with great views and ample closets Premier location with access to everything. When searching for the perfect place, this is it! Plenty of unassigned parking, short wait for assigned parking outside or in garage This home has it all location, layout, and great value!!!!

Key facts

• Great kitchen
• Premier location
• Bonus space

Tags

• GREAT KITCHEN
• BONUS SPACE
• PREMIER LOCATION
• UNASSIGNED PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.9% 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: 133 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent is only 15% of the median local income ($220k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 120 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $227,499 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $261,268
• List price: $249,999
• Delta: -0.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1273 North Ave Unit 3-1H	0.01mi	1/1.0	953 (+0%)	0mo	$265,000	$278	99
1273 North Ave Unit 4F-5	0.00mi	1/1.0	970 (+2%)	10mo	$277,500	$286	88
1255 North Ave Unit 2F	0.07mi	1/1.0	900 (-5%)	10mo	$200,000	$222	80
1255 North Ave Unit B-5M	0.05mi	1/1.0	850 (-10%)	2mo	$320,000	$376	79
1273 North Ave Unit 4C5	0.01mi	1/1.0	960 (+1%)	23mo	$270,000	$281	78
1255 North Ave Bldg B, 6N	0.05mi	1/1.0	832 (-12%)	0mo	$330,000	$397	76
1255 North Ave Unit A - 5H	0.05mi	1/1.0	850 (-10%)	6mo	$300,000	$353	75
1270 North Ave Unit 3A	0.10mi	1/1.0	1,058 (+11%)	1mo	$470,000	$444	75
1250 North Ave #317	0.15mi	2/2.0 (+1)	1,016 (+7%)	13mo	$405,000	$399	62
1250 North Ave #110	0.15mi	1/1.0	825 (-13%)	14mo	$315,000	$382	60

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-15,917
• Equity at exit: $37,276

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $17,921
• Equity at exit: $21,615

Cash invested: $70,000 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 9 under contract
• Months of supply: 2.7 mo (38%/mo absorbed)
• Median asking: $495,000 ($488/sqft)
• Median days on market: 63 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -43.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10804

• Active inventory: 133
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,675 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $386

Break-even live

Break-even rent $2,187

Max offer price $249,999

Occupancy floor 81%

Sensitivity live

Price	-10% $558	-5% $472	+0% $386	+5% $299	+10% $213
Rent	-10% $174	-5% $280	+0% $386	+5% $491	+10% $597
Rate	-1.0pp $511	-0.5pp $449	base $386	+0.5pp $321	+1.0pp $255

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: $62,500
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1270 North Ave Unit 2L New Rochelle, NY	—	1.0	650	$2,400	$3.69	64d	1	0.08mi
1250 North Ave #110 New Rochelle, NY	1.0	1.0	700	$2,600	$3.71	0d	1	0.13mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	93d	1	1.27mi
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	93d	1	1.29mi
2 Park Ave Eastchester, NY	1.0	1.0	625	$2,712	$4.34	36d	2	1.29mi
Glen Rd Unit H Eastchester, NY	1.0	1.0	612	$2,200	$3.59	93d	1	1.30mi
505 White Plains Rd Eastchester, NY	1.0	1.0	800	$2,895	$3.62	8d	1	1.30mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	93d	1	1.34mi
115 Fisher Ave Eastchester, NY	2.0	1.0	1100	$3,800	$3.45	33d	1	1.35mi
40 Jackson Ave Eastchester, NY	1.0	1.0	750	$2,715	$3.62	9d	1	1.36mi
2 Glen Rd Unit 2B Eastchester, NY	2.0	2.0	1010	$3,185	$3.15	30d	1	1.40mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	19d	1	1.46mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	69d	1	1.46mi
70 Lime Kiln Rd Apt 2H Tuckahoe, NY	2.0	1.0	982	$3,500	$3.56	36d	1	1.48mi

Property features AI

Finance

• HOA & community: Building amenities include elevator(s), maintenance, grounds maintenance, parking, playground, and trash serviceAdditional common fee of $104 (plus a $150/3 months garbage charge noted in remarks)

Exterior

• Parking: Unassigned parking (parking fee applies)
• Security: Smoke detectors
• Utilities: Con Edison electric servicePublic sewerCable availableElectricity availableNatural gas availableWater available
• Home design: Stock cooperativeOne level (entry level 1)Located on the second floor of the building
• Construction: Brick, frame and stucco constructionBrick/mortar foundation
• Exterior features: PlaygroundOutdoor spacePark accessSidewalks

Interior

• Kitchen: CooktopDishwasherGas ovenMicrowaveRefrigeratorStainless steel appliances
• Bedrooms: One bedroom on the first floor
• Flooring: Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Oil heatingWall/window air conditioning units
• Interior features: First-floor bedroomBuilt-in featuresCeiling fansChandelierCrown moldingEntrance foyerGalley-style kitchenHigh ceilingsBlinds and casement windowsBasement storage spaceHas fireplace in the living room
• Laundry & utility: Laundry in common area

Listing history 50 events

1. 2026-08-08
   pricedays on market $249,999 Active 120 DOM
2. 2026-08-06
   days on market $260,000 Active 118 DOM
3. 2026-08-05
   days on market $260,000 Active 117 DOM
4. 2026-08-04
   days on market $260,000 Active 116 DOM
5. 2026-08-03
   days on market $260,000 Active 115 DOM
6. 2026-07-31
   days on market $260,000 Active 112 DOM
7. 2026-07-30
   days on market $260,000 Active 111 DOM
8. 2026-07-30
   days on market $260,000 Active 110 DOM
9. 2026-07-28
   days on market $260,000 Active 109 DOM
10. 2026-07-26
    days on market $260,000 Active 107 DOM
11. 2026-07-24
    days on market $260,000 Active 105 DOM
12. 2026-07-23
    days on market $260,000 Active 104 DOM
13. 2026-07-22
    days on market $260,000 Active 103 DOM
14. 2026-07-21
    days on market $260,000 Active 102 DOM
15. 2026-07-20
    days on market $260,000 Active 101 DOM
16. 2026-07-18
    days on market $260,000 Active 99 DOM
17. 2026-07-18
    days on market $260,000 Active 98 DOM
18. 2026-07-16
    days on market $260,000 Active 97 DOM
19. 2026-07-15
    remarks 699-char remark
20. 2026-07-15
    days on market $260,000 Active 96 DOM
21. 2026-07-14
    days on market $260,000 Active 95 DOM
22. 2026-07-13
    days on market $260,000 Active 94 DOM
23. 2026-07-13
    days on market $260,000 Active 93 DOM
24. 2026-07-11
    days on market $260,000 Active 92 DOM
25. 2026-07-10
    days on market $260,000 Active 91 DOM
26. 2026-07-09
    days on market $260,000 Active 90 DOM
27. 2026-07-07
    days on market $260,000 Active 88 DOM
28. 2026-07-06
    days on market $260,000 Active 87 DOM
29. 2026-07-06
    days on market $260,000 Active 86 DOM
30. 2026-07-05
    days on market $260,000 Active 85 DOM
31. 2026-07-03
    days on market $260,000 Active 84 DOM
32. 2026-07-02
    days on market $260,000 Active 83 DOM
33. 2026-07-01
    days on market $260,000 Active 82 DOM
34. 2026-06-30
    days on market $260,000 Active 81 DOM
35. 2026-06-29
    days on market $260,000 Active 80 DOM
36. 2026-06-28
    days on market $260,000 Active 79 DOM
37. 2026-06-27
    days on market $260,000 Active 78 DOM
38. 2026-06-26
    days on market $260,000 Active 77 DOM
39. 2026-06-24
    days on market $260,000 Active 75 DOM
40. 2026-06-22
    days on market $260,000 Active 73 DOM
41. 2026-06-21
    days on market $260,000 Active 72 DOM
42. 2026-06-18
    days on market $260,000 Active 69 DOM
43. 2026-06-17
    days on market $260,000 Active 68 DOM
44. 2026-06-16
    days on market $260,000 Active 67 DOM
45. 2026-06-15
    days on market $260,000 Active 66 DOM
46. 2026-06-13
    days on market $260,000 Active 64 DOM
47. 2026-06-09
    days on market $260,000 Active 60 DOM
48. 2026-06-08
    remarks 696-char remark
49. 2026-06-08
    days on market $260,000 Active 59 DOM
50. 2026-06-07
    days on market $260,000 Active 58 DOM

ⓘ 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: $32,099
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,568
• − Management: −$2,568
• − Depreciation: −$7,273
• Taxable income: $687
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $4,461/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 Est. rehab $4,750–$14,250 screening

This Wykagyl Gardens townhouse is in good condition with minimal repairs needed. It offers a great location and is move-in ready.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both New flooring — Hardwood floors are in good condition but could be refreshed ↑
• Both New kitchen appliances — Modern appliances improve functionality and appeal ↑
• Both New bathroom fixtures — Fresh fixtures enhance functionality and aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 67/100

Zoned Schools

Elementary William B Ward Elementary School B NY #658/2,108 Nat'l #5,798/41,679 Middle Albert Leonard Middle School B NY #192/729 Nat'l #2,208/14,009 High New Rochelle High School A- NY #518/1,100 Nat'l #1,121/17,239

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

C Composite livability gradescore 69/100

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 · 1,028,035 people
• City population: 63,657
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 15,228
• Household income: $220,089
• Rent vs Own: 5.1% rent · 94.9% own
• Severe rent burden: 7% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Building amenities include elevator(s), maintenance, grounds maintenance, parking, playground, and trash serviceAdditional common fee of $104 (plus a $150/3 months garbage charge noted in remarks)

Exterior

• Parking: Unassigned parking (parking fee applies)
• Security: Smoke detectors
• Utilities: Con Edison electric servicePublic sewerCable availableElectricity availableNatural gas availableWater available
• Home design: Stock cooperativeOne level (entry level 1)Located on the second floor of the building
• Construction: Brick, frame and stucco constructionBrick/mortar foundation
• Exterior features: PlaygroundOutdoor spacePark accessSidewalks

Interior

• Kitchen: CooktopDishwasherGas ovenMicrowaveRefrigeratorStainless steel appliances
• Bedrooms: One bedroom on the first floor
• Flooring: Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Oil heatingWall/window air conditioning units
• Interior features: First-floor bedroomBuilt-in featuresCeiling fansChandelierCrown moldingEntrance foyerGalley-style kitchenHigh ceilingsBlinds and casement windowsBasement storage spaceHas fireplace in the living room
• Laundry & utility: Laundry in common area

Price history

-3.7% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Listed $270,000 OneKey® MLS as Distributed by MLS Grid