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

$260,000

1 bd · 1.0 ba · 950 sqft · Condo · 72 Days on market

Built 1924 Good condition $274/sqft · at area comps Est $269k · 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 +18.0/30.0
• ARV discount +9.0/15.0
• Schools +5.7/10.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Wykagyl Gardens, where classic elegance meets modern living. Golf course views invite you into this beautifully appointed 1 Bedroom junior 4 offers timeless charm, highlighted by a great kitchen with new appliances. 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!!!! Come and bring all offers make this your own

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 condo listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (1.7% below list).
• Recommended offer: $244k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Market conditions: 116 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 72 days — a 6% lower offer ($244k) 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 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 $244,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $268,785
• List price: $260,000
• Delta: -3.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-27,910
• Equity at exit: $38,767

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-5,884
• Equity at exit: $22,480

Cash invested: $72,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,556 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $223

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 86%

Sensitivity live

Price	-10% $402	-5% $313	+0% $223	+5% $133	+10% $43
Rent	-10% $21	-5% $122	+0% $223	+5% $324	+10% $425
Rate	-1.0pp $354	-0.5pp $289	base $223	+0.5pp $155	+1.0pp $87

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	16d	1	0.08mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	44d	1	1.27mi
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	44d	1	1.29mi
Glen Rd Unit H Eastchester, NY	1.0	1.0	612	$2,200	$3.59	44d	1	1.30mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	44d	1	1.34mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	15d	1	1.36mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	21d	1	1.46mi

HOA detail condo

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

Listing history 17 events

1. 2026-06-21
   days on market $260,000 Active 72 DOM
2. 2026-06-18
   days on market $260,000 Active 69 DOM
3. 2026-06-17
   days on market $260,000 Active 68 DOM
4. 2026-06-16
   days on market $260,000 Active 67 DOM
5. 2026-06-15
   days on market $260,000 Active 66 DOM
6. 2026-06-13
   days on market $260,000 Active 64 DOM
7. 2026-06-09
   days on market $260,000 Active 60 DOM
8. 2026-06-08
   remarks 696-char remark
9. 2026-06-08
   days on market $260,000 Active 59 DOM
10. 2026-06-07
    days on market $260,000 Active 58 DOM
11. 2026-06-04
    days on market $260,000 Active 55 DOM
12. 2026-06-03
    days on market $260,000 Active 54 DOM
13. 2026-06-02
    days on market $260,000 Active 53 DOM
14. 2026-06-01
    days on market $260,000 Active 52 DOM
15. 2026-05-31
    days on market $260,000 Active 51 DOM
16. 2026-04-27
    price $260,000 667-char remark

    Show marketing remark (667 chars)

    Welcome to Wykagyl Gardens, where classic elegance meets modern living. Golf course views invite you into this beautifully appointed 1 Bedroom junior 4 offers timeless charm, highlighted by a great kitchen with new appliances. 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!!!! Come and bring all offers make this your own

17. 2026-04-09
    listed $270,000 Active 667-char remark

    Show marketing remark (667 chars)

    Welcome to Wykagyl Gardens, where classic elegance meets modern living. Golf course views invite you into this beautifully appointed 1 Bedroom junior 4 offers timeless charm, highlighted by a great kitchen with new appliances. 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!!!! Come and bring all offers make this your own

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $30,676
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − Depreciation: −$7,564
• Taxable loss: −$1,560
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $3,047/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-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