94 Union Ave · New Rochelle, NY 10801

$1,149,000

None bd · None ba · 4,600 sqft · MultiFamily · 128 Days on market

Built 1965 Good condition 3,920 sqft lot $250/sqft · 35% below area Est $1.777M · 35% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• Schools +6.1/10.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Prime Mixed-Use Property in the Heart of New Rochelle (10801) Just a 5-minute walk to downtown and the train station, this well-located mixed-use building offers strong rental potential and long-term value. Property Features: Ground floor: Approx. 2,800 sq ft restaurant space currently operating as a Cocina Mexicana & Tequila Bar, with seating approved for 84 guests and a 14-seat bar. The spacious layout is also ideal for hosting events. Second floor: Two residential units — one 1-bedroom apartment and one 2-bedroom apartment. Current Lease Details: Restaurant: $3,394/month. Tenants cover 50% of any property tax increase over the 2021 base year.

Key facts

• Restaurant space
• Mixed-use property
• Spacious layout

Tags

• MIXED-USE PROPERTY
• RESTAURANT SPACE
• COCINA MEXICANA & TEQUILA BAR
• SEATING APPROVED FOR 84 GUESTS
• 14-SEAT BAR
• SPACIOUS LAYOUT

🏷️ Possibly a rental listed for sale. The $1,149,000 price doesn't fit this home's estimated sale value (~$1,776,919) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.15M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $376 ($5k/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 $1.05M (8.4% below list).
• Recommended offer: $1.01M (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.6% 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: Columbus Elementary School (math 44% / reading 54%, grade D, #1,085 of 2,108 statewide, top 56%, 669 students, 84% FRL); Isaac E Young Middle School (math 47% / reading 62%, grade B-, #214 of 729 statewide, top 31%, 1,138 students, 76% 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 average 73% FRL vs 41% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 201 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $10,527/mo this rent would consume 148% of the median local household income ($86k/yr) — 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 $8k of loan paydown is wiped out by about $34k 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 128 days — a 12% lower offer ($1.01M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,011,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $1,776,919
• List price: $1,149,000
• Delta: -35.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Sickles Ave	0.36mi	10/4.0	4,000 (-13%)	5mo	$1,313,000	$328	57
741 Main St	0.47mi	6/2.0	5,000 (+9%)	11mo	$1,310,000	$262	54
60 Bayard St	0.71mi	6/6.0	4,500 (-2%)	22mo	$1,425,000	$317	44
95-97 Winthrop Ave	0.59mi	6/4.0	4,000 (-13%)	8mo	$1,070,000	$268	44
52 Highland Ave	0.53mi	7/3.0	4,160 (-10%)	21mo	$1,199,000	$288	42
52 Lafayette St	0.64mi	5/3.0	3,922 (-15%)	6mo	$1,062,500	$271	40
127 Woodland Ave	0.70mi	7/5.0	5,137 (+12%)	13mo	$1,260,000	$245	37

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-178,567
• Equity at exit: $171,320

10-year hold

• IRR: -10.4%
• Equity multiple: 0.41×
• Total profit: $-189,520
• Equity at exit: $99,345

Cash invested: $321,720 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 4 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $1,450,000 ($259/sqft)
• Median days on market: 69 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +49.2% above current asking $/sqft

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

ZIP-level market 10801

• Rents YoY: 1.4%
• Active inventory: 201
• Price-to-rent: 30.0×

Monthly cashflow live

• Estimated rent: $10,527 high
• Mortgage (P&I): −$6,025
• Tax est. 1.5%: −$1,436 /mo · $17,235/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,211
• Net cashflow: $376

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$3,192
1× unit	2	1	$3,753
1× unit	0	1	$3,583
Total (3 units)			$10,527

Break-even live

Break-even rent $10,051

Max offer price $1,149,000

Occupancy floor 91%

Sensitivity live

Price	-10% $1,170	-5% $773	+0% $376	+5% $-21	+10% $-418
Rent	-10% $-456	-5% $-40	+0% $376	+5% $792	+10% $1,207
Rate	-1.0pp $954	-0.5pp $668	base $376	+0.5pp $78	+1.0pp $-225

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: $287,250
• Closing costs: $34,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Charles St Apt 1 New Rochelle, NY	3.0	1.0	—	$3,400	—	0d	1	0.06mi
53 Charles St New Rochelle, NY	2.0	1.0	—	$2,700	—	139d	1	0.06mi
2 Centre Ave Unit 2 New Rochelle, NY	2.0	2.0	—	$3,410	—	139d	1	0.12mi
2 Centre Ave Unit 2 New Rochelle, NY	2.0	2.0	—	$3,790	—	109d	1	0.12mi
2 Centre Ave Unit 2 New Rochelle, NY	2.0	2.0	—	$3,410	—	120d	1	0.12mi
1 Centre Ave Unit 1 New Rochelle, NY	1.0	1.0	—	$2,610	—	74d	1	0.12mi
1 Centre Ave Unit 1 New Rochelle, NY	1.0	1.0	—	$2,660	—	45d	1	0.12mi
1 Centre Ave Unit 1 New Rochelle, NY	1.0	1.0	—	$2,660	—	38d	1	0.12mi
1 Centre Ave Unit 1 New Rochelle, NY	1.0	1.0	—	$2,718	—	139d	1	0.12mi
194 Webster Ave Unit 1 New Rochelle, NY	3.0	1.0	1050	$3,500	$3.33	139d	1	0.16mi
53 1st St New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	51d	1	0.18mi
27 1st St Apt 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	5d	1	0.20mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	822	$4,266	$5.19	0d	9	0.23mi
50 Guion Pl New Rochelle, NY	1.0	1.0	700	$1,935	$2.76	10d	1	0.25mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$3,575	$4.75	0d	3	0.27mi
131 Lockwood Ave New Rochelle, NY	2.0	1.0	4749	$3,000	$0.63	51d	1	0.27mi
379 Huguenot St Unit 2 New Rochelle, NY	3.0	1.0	1150	$3,200	$2.78	120d	1	0.27mi
33 Westchester Pl New Rochelle, NY	2.0	1.0–2.0	—	$6,990	—	0d	2	0.27mi
360 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	872	$3,962	$4.54	0d	10	0.27mi
40 Westchester Pl New Rochelle, NY	1.0	1.0	—	$2,364	—	12d	1	0.28mi
64 Centre Ave New Rochelle, NY	3.0	1.0–2.0	—	$4,292	—	0d	1	0.28mi
1 Westchester Pl Unit 1 New Rochelle, NY	1.0	1.0	—	$2,970	—	139d	1	0.28mi
1 Westchester Pl Unit 1 New Rochelle, NY	1.0	1.0	—	$2,990	—	109d	1	0.28mi
2 Westchester Pl Unit 2 New Rochelle, NY	2.0	2.0	—	$4,650	—	139d	1	0.28mi
2 Westchester Pl Unit 2 New Rochelle, NY	2.0	2.0	—	$4,490	—	107d	1	0.28mi
2 Westchester Pl Unit 2 New Rochelle, NY	2.0	2.0	—	$4,100	—	36d	1	0.28mi
1 Westchester Pl Unit 1 New Rochelle, NY	1.0	1.0	—	$2,850	—	36d	1	0.28mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	111d	1	0.30mi
543 Main St #714 New Rochelle, NY	1.0	1.0	675	$2,450	$3.63	7d	1	0.30mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	976	$3,712	$3.80	0d	45	0.30mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,567	$3.89	34d	37	0.30mi
20 Burling Ln New Rochelle, NY	2.0	1.0–2.0	967	$4,200	$4.34	0d	3	0.30mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–3.0	896	$3,750	$4.18	0d	36	0.30mi
40 3rd St New Rochelle, NY	1.0	1.0	—	$2,350	—	139d	1	0.34mi
299 Webster Ave Unit 2F New Rochelle, NY	2.0	2.0	—	$2,985	—	139d	1	0.34mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	139d	1	0.34mi
675 Main St New Rochelle, NY	2.0	1.0	1100	$2,800	$2.55	5d	1	0.35mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	116d	1	0.35mi
2 2nd St New Rochelle, NY	2.0	2.0	—	$3,590	—	41d	1	0.36mi
111 Centre Ave New Rochelle, NY	1.0	1.0	815	$3,277	$4.02	0d	2	0.37mi

Property features AI

Exterior

• Parking: No carportNo designated parking
• Utilities: Con-Edison electric servicePublic sewerCable connectedElectricity connectedNatural gas connectedSewer connectedPublic trash collection
• Home design: TriplexTotal building area approximately 4600
• Construction: Brick construction
• Exterior features: Brick constructionNot waterfrontNo additional parcels

Interior

• Heating & cooling: Central airWall/window unit(s)Baseboard heating
• Interior features: Built-in featuresUnfinished basement

Listing history 50 events

1. 2026-09-24
   days on market $1,149,000 Active 128 DOM
2. 2026-09-23
   days on market $1,149,000 Active 127 DOM
3. 2026-09-22
   days on market $1,149,000 Active 126 DOM
4. 2026-09-21
   days on market $1,149,000 Active 125 DOM
5. 2026-09-20
   days on market $1,149,000 Active 124 DOM
6. 2026-09-19
   days on market $1,149,000 Active 123 DOM
7. 2026-09-18
   days on market $1,149,000 Active 122 DOM
8. 2026-09-17
   days on market $1,149,000 Active 121 DOM
9. 2026-09-16
   days on market $1,149,000 Active 120 DOM
10. 2026-09-15
    days on market $1,149,000 Active 119 DOM
11. 2026-09-14
    days on market $1,149,000 Active 118 DOM
12. 2026-09-13
    days on market $1,149,000 Active 117 DOM
13. 2026-09-12
    days on market $1,149,000 Active 116 DOM
14. 2026-09-11
    days on market $1,149,000 Active 115 DOM
15. 2026-09-05
    days on market $1,149,000 Active 109 DOM
16. 2026-09-04
    days on market $1,149,000 Active 108 DOM
17. 2026-09-02
    days on market $1,149,000 Active 106 DOM
18. 2026-08-31
    days on market $1,149,000 Active 104 DOM
19. 2026-08-29
    days on market $1,149,000 Active 102 DOM
20. 2026-08-28
    days on market $1,149,000 Active 101 DOM
21. 2026-08-27
    days on market $1,149,000 Active 100 DOM
22. 2026-08-26
    days on market $1,149,000 Active 99 DOM
23. 2026-08-25
    days on market $1,149,000 Active 98 DOM
24. 2026-08-24
    days on market $1,149,000 Active 97 DOM
25. 2026-08-23
    days on market $1,149,000 Active 96 DOM
26. 2026-08-22
    days on market $1,149,000 Active 95 DOM
27. 2026-08-21
    days on market $1,149,000 Active 94 DOM
28. 2026-08-20
    days on market $1,149,000 Active 93 DOM
29. 2026-08-19
    days on market $1,149,000 Active 92 DOM
30. 2026-08-18
    days on market $1,149,000 Active 91 DOM
31. 2026-08-17
    days on market $1,149,000 Active 90 DOM
32. 2026-08-16
    days on market $1,149,000 Active 89 DOM
33. 2026-08-15
    days on market $1,149,000 Active 88 DOM
34. 2026-08-14
    days on market $1,149,000 Active 87 DOM
35. 2026-08-13
    days on market $1,149,000 Active 86 DOM
36. 2026-08-12
    days on market $1,149,000 Active 85 DOM
37. 2026-08-11
    days on market $1,149,000 Active 84 DOM
38. 2026-08-10
    days on market $1,149,000 Active 83 DOM
39. 2026-08-09
    days on market $1,149,000 Active 82 DOM
40. 2026-08-08
    days on market $1,149,000 Active 81 DOM
41. 2026-08-06
    days on market $1,149,000 Active 79 DOM
42. 2026-08-05
    days on market $1,149,000 Active 78 DOM
43. 2026-08-04
    days on market $1,149,000 Active 77 DOM
44. 2026-08-03
    days on market $1,149,000 Active 76 DOM
45. 2026-07-31
    days on market $1,149,000 Active 73 DOM
46. 2026-07-30
    days on market $1,149,000 Active 72 DOM
47. 2026-07-30
    days on market $1,149,000 Active 71 DOM
48. 2026-07-28
    days on market $1,149,000 Active 70 DOM
49. 2026-07-26
    days on market $1,149,000 Active 68 DOM
50. 2026-07-24
    days on market $1,149,000 Active 66 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $126,324
• − Mortgage interest: −$64,362
• − Property taxes: −$17,235
• − Insurance: −$5,745
• − Repairs & maintenance: −$10,106
• − Management: −$10,106
• − Depreciation: −$33,425
• Taxable loss: −$14,655
• Est. tax savings @ 24.0%: +$3,517
• After-tax cash flow: $8,027/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $23,000–$69,000 screening

This mixed-use property is in good condition with a good condition score of 80. The restaurant space is well-maintained and the residential units are in good condition. The property has strong rental potential and long-term value.

Value-add opportunities

• Both Update signage and branding — Fresh signage and branding can enhance the property's appeal and attract more customers. ↑
• Both Upgrade lighting — Modern lighting can improve the ambiance and make the space more inviting. ↑

ⓘ 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 61/100

Zoned Schools

Elementary Columbus Elementary School D NY #1,085/2,108 Nat'l #12,785/41,679 Middle Isaac E Young Middle School B- NY #214/729 Nat'l #2,564/14,009 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 County · 1,028,035 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: 10% 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: 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%

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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: ▼ -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

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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

Exterior

• Parking: No carportNo designated parking
• Utilities: Con-Edison electric servicePublic sewerCable connectedElectricity connectedNatural gas connectedSewer connectedPublic trash collection
• Home design: TriplexTotal building area approximately 4600
• Construction: Brick construction
• Exterior features: Brick constructionNot waterfrontNo additional parcels

Interior

• Heating & cooling: Central airWall/window unit(s)Baseboard heating
• Interior features: Built-in featuresUnfinished basement

Price history

1 event — show timeline

• 2026-05-01 Listed $1,149,000 OneKey® MLS as Distributed by MLS Grid