94 Union Ave · New Rochelle, NY 10801

$1,149,000

None bd · None ba · 4,600 sqft · MultiFamily · 81 Days on market

Built 1965 Good condition 3,920 sqft lot $250/sqft · 22% below area Est $1.48M · 22% 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 +16.3/30.0
• ARV discount +15.0/15.0
• Schools +6.1/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• 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 (~$1,479,697) 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 $622 ($7k/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 $1.08M (5.7% below list).
• Recommended offer: $1.08M (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: 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); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d 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 $10,839/mo this rent would consume 152% 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 81 days — a 6% lower offer ($1.08M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,080,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $1,479,697
• List price: $1,149,000
• Delta: -22.35%
• 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%)	4mo	$1,313,000	$328	58
741 Main St	0.47mi	6/2.0	5,000 (+9%)	10mo	$1,310,000	$262	55
60 Bayard St	0.71mi	6/6.0	4,500 (-2%)	21mo	$1,425,000	$317	46
95-97 Winthrop Ave	0.59mi	6/4.0	4,000 (-13%)	7mo	$1,070,000	$268	45
52 Highland Ave	0.53mi	7/3.0	4,160 (-10%)	20mo	$1,199,000	$288	43
52 Lafayette St	0.64mi	5/3.0	3,922 (-15%)	5mo	$1,062,500	$271	42
127 Woodland Ave	0.70mi	7/5.0	5,137 (+12%)	12mo	$1,260,000	$245	38

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-163,352
• Equity at exit: $171,320

10-year hold

• IRR: -8.5%
• Equity multiple: 0.51×
• Total profit: $-157,979
• 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: 2 active · 3 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $1,337,500 ($276/sqft)
• Median days on market: 11 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +16.4% 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: 172
• Price-to-rent: 29.0×

Monthly cashflow live

• Estimated rent: $10,839 high
• Mortgage (P&I): −$6,025
• Tax est. 1.5%: −$1,436 /mo · $17,235/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,276
• Net cashflow: $622

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$3,298
1× unit	2	1	$3,856
1× unit	0	0	$3,685
Total (3 units)			$10,839

Break-even live

Break-even rent $10,051

Max offer price $1,149,000

Occupancy floor 89%

Sensitivity live

Price	-10% $1,416	-5% $1,019	+0% $622	+5% $225	+10% $-172
Rent	-10% $-234	-5% $194	+0% $622	+5% $1,050	+10% $1,479
Rate	-1.0pp $1,201	-0.5pp $915	base $622	+0.5pp $325	+1.0pp $22

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
53 Charles St New Rochelle, NY	2.0	1.0	—	$2,700	—	93d	1	0.06mi
2 Centre Ave Unit 2 New Rochelle, NY	2.0	2.0	—	$3,410	—	93d	1	0.12mi
2 Centre Ave Unit 2 New Rochelle, NY	2.0	2.0	—	$3,790	—	62d	1	0.12mi
2 Centre Ave Unit 2 New Rochelle, NY	2.0	2.0	—	$3,410	—	74d	1	0.12mi
1 Centre Ave Unit 1 New Rochelle, NY	1.0	1.0	—	$2,718	—	93d	1	0.12mi
1 Centre Ave Unit 1 New Rochelle, NY	1.0	1.0	—	$2,610	—	28d	1	0.12mi
194 Webster Ave Unit 1 New Rochelle, NY	3.0	1.0	1050	$3,500	$3.33	93d	1	0.16mi
53 1st St New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	4d	1	0.18mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	828	$4,516	$5.45	1d	10	0.23mi
387 Huguenot St New Rochelle, NY	2.0	2.0	1047	$3,535	$3.38	10d	2	0.27mi
131 Lockwood Ave New Rochelle, NY	2.0	1.0	4749	$3,000	$0.63	4d	1	0.27mi
379 Huguenot St Unit 2 New Rochelle, NY	3.0	1.0	1150	$3,200	$2.78	74d	1	0.27mi
33 Westchester Pl New Rochelle, NY	2.0	1.0–2.0	—	$6,990	—	0d	3	0.27mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	764	$3,659	$4.79	0d	9	0.27mi
32 Burling Ln New Rochelle, NY	1.0–2.0	1.0–2.0	1125	$4,000	$3.56	4d	2	0.28mi
64 Centre Ave New Rochelle, NY	2.0	1.0–2.0	—	$4,599	—	10d	1	0.28mi
1 Westchester Pl Unit 1 New Rochelle, NY	1.0	1.0	—	$2,990	—	62d	1	0.28mi
1 Westchester Pl Unit 1 New Rochelle, NY	1.0	1.0	—	$2,970	—	93d	1	0.28mi
2 Westchester Pl Unit 2 New Rochelle, NY	2.0	2.0	—	$4,490	—	61d	1	0.28mi
2 Westchester Pl Unit 2 New Rochelle, NY	2.0	2.0	—	$4,650	—	93d	1	0.28mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	64d	1	0.30mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,625	$3.95	0d	41	0.30mi
20 Burling Ln New Rochelle, NY	2.0	1.0–2.0	967	$4,500	$4.65	0d	4	0.30mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–3.0	896	$4,129	$4.61	0d	31	0.30mi
40 3rd St New Rochelle, NY	1.0	1.0	—	$2,350	—	93d	1	0.34mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	93d	1	0.34mi
299 Webster Ave Unit 2F New Rochelle, NY	2.0	2.0	—	$2,985	—	93d	1	0.34mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	70d	1	0.35mi
111 Centre Ave New Rochelle, NY	1.0	1.0	653	$2,350	$3.60	1d	4	0.37mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	627	$3,533	$5.63	1d	3	0.37mi
35 May St New Rochelle, NY	3.0	1.0	—	$3,200	—	32d	1	0.38mi
25 Leroy Pl #1 New Rochelle, NY	2.0	2.5	1420	$3,790	$2.67	30d	1	0.38mi
1 Church St Unit 1 New Rochelle, NY	1.0	1.0	—	$1,995	—	93d	1	0.38mi
1 Church St Unit 1 New Rochelle, NY	1.0	1.0	—	$1,995	—	74d	1	0.38mi
1 Church St Unit 1 New Rochelle, NY	1.0	1.0	—	$2,200	—	62d	1	0.38mi
1 Lawn Ave Unit 1 New Rochelle, NY	1.0	1.0	—	$3,100	—	93d	1	0.38mi
1 Lawn Ave Unit 1 New Rochelle, NY	1.0	1.0	—	$3,150	—	62d	1	0.38mi
1 Lawn Ave Unit 1 New Rochelle, NY	1.0	1.0	—	$3,100	—	74d	1	0.38mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	54d	1	0.39mi
247 North Ave New Rochelle, NY	2.0	1.0–2.0	—	$6,550	—	0d	19	0.40mi

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. 2026-08-08
   days on market $1,149,000 Active 81 DOM
2. 2026-08-06
   days on market $1,149,000 Active 79 DOM
3. 2026-08-05
   days on market $1,149,000 Active 78 DOM
4. 2026-08-04
   days on market $1,149,000 Active 77 DOM
5. 2026-08-03
   days on market $1,149,000 Active 76 DOM
6. 2026-07-31
   days on market $1,149,000 Active 73 DOM
7. 2026-07-30
   days on market $1,149,000 Active 72 DOM
8. 2026-07-30
   days on market $1,149,000 Active 71 DOM
9. 2026-07-28
   days on market $1,149,000 Active 70 DOM
10. 2026-07-26
    days on market $1,149,000 Active 68 DOM
11. 2026-07-24
    days on market $1,149,000 Active 66 DOM
12. 2026-07-23
    days on market $1,149,000 Active 65 DOM
13. 2026-07-22
    days on market $1,149,000 Active 64 DOM
14. 2026-07-21
    days on market $1,149,000 Active 63 DOM
15. 2026-07-20
    days on market $1,149,000 Active 62 DOM
16. 2026-07-18
    days on market $1,149,000 Active 60 DOM
17. 2026-07-18
    days on market $1,149,000 Active 59 DOM
18. 2026-07-16
    days on market $1,149,000 Active 58 DOM
19. 2026-07-15
    days on market $1,149,000 Active 57 DOM
20. 2026-07-14
    days on market $1,149,000 Active 56 DOM
21. 2026-07-13
    days on market $1,149,000 Active 55 DOM
22. 2026-07-13
    days on market $1,149,000 Active 54 DOM
23. 2026-07-11
    days on market $1,149,000 Active 53 DOM
24. 2026-07-10
    days on market $1,149,000 Active 52 DOM
25. 2026-07-09
    days on market $1,149,000 Active 51 DOM
26. 2026-07-07
    days on market $1,149,000 Active 49 DOM
27. 2026-07-06
    days on market $1,149,000 Active 48 DOM
28. 2026-07-06
    days on market $1,149,000 Active 47 DOM
29. 2026-07-05
    days on market $1,149,000 Active 46 DOM
30. 2026-07-03
    days on market $1,149,000 Active 45 DOM
31. 2026-07-02
    days on market $1,149,000 Active 44 DOM
32. 2026-07-01
    days on market $1,149,000 Active 43 DOM
33. 2026-06-30
    days on market $1,149,000 Active 42 DOM
34. 2026-06-29
    days on market $1,149,000 Active 41 DOM
35. 2026-06-28
    days on market $1,149,000 Active 40 DOM
36. 2026-06-27
    days on market $1,149,000 Active 39 DOM
37. 2026-06-26
    days on market $1,149,000 Active 38 DOM
38. 2026-06-24
    days on market $1,149,000 Active 36 DOM
39. 2026-06-22
    days on market $1,149,000 Active 34 DOM
40. 2026-06-21
    days on market $1,149,000 Active 33 DOM
41. 2026-06-18
    days on market $1,149,000 Active 30 DOM
42. 2026-06-17
    days on market $1,149,000 Active 29 DOM
43. 2026-06-16
    days on market $1,149,000 Active 28 DOM
44. 2026-06-15
    days on market $1,149,000 Active 27 DOM
45. 2026-06-13
    days on market $1,149,000 Active 25 DOM
46. 2026-06-09
    days on market $1,149,000 Active 21 DOM
47. 2026-06-08
    days on market $1,149,000 Active 20 DOM
48. 2026-06-07
    days on market $1,149,000 Active 19 DOM
49. 2026-06-04
    days on market $1,149,000 Active 16 DOM
50. 2026-06-03
    days on market $1,149,000 Active 15 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: $130,068
• − Mortgage interest: −$64,362
• − Property taxes: −$17,235
• − Insurance: −$5,745
• − Repairs & maintenance: −$10,405
• − Management: −$10,405
• − Depreciation: −$33,425
• Taxable loss: −$11,510
• Est. tax savings @ 24.0%: +$2,762
• After-tax cash flow: $10,230/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