5 Circuit Rd Unit A30 · New Rochelle, NY 10805

$225,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 149 Days on market

Built 1927

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Why this score? — see what drove the B 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +6.3/15.0
• Schools +5.7/10.0
• Appreciation +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bright 2-bedroom co-operative located just outside of Downtown New Rochelle. The unit features hardwood floors throughout, a spacious and sun-filled living room, and an eat-in kitchen with ample room for dining. Both bedrooms are well-proportioned and offer comfortable living space. The apartment is located in an elevator building and offers the convenience of common laundry within the building. Ideally situated within walking distance to shops, grocery stores, and everyday essentials. Street parking is available, with the option to join a waitlist for assigned parking, subject to availability. The New Rochelle Train Station is approximately 1.7 miles away, providing access to the Metro-North New Haven Line, with direct service to Grand Central Terminal, Stamford, and destinations throughout Westchester County and beyond. An excellent opportunity for co-op living in a highly convenient New Rochelle location.

Key facts

• Common laundry
• Eat-in kitchen
• Street parking

Tags

• HARDWOOD FLOORS
• EAT-IN KITCHEN
• ELEVATOR BUILDING
• COMMON LAUNDRY
• WALKING DISTANCE TO SHOPS
• STREET PARKING

🏢 Co-op / cooperative unit. The $225,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 84 active listings in the ZIP; 40 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).
• This rent runs 34% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $60k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1927 — 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.32%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $218,979
• List price: $225,000
• Delta: 2.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.30×
• Total profit: $18,634
• Equity at exit: $49,207

10-year hold

• IRR: 13.8%
• Equity multiple: 2.30×
• Total profit: $81,935
• Equity at exit: $47,437

Cash invested: $63,000 (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 →

ZIP-level market 10805

• Home prices YoY: -0.5%
• Active inventory: 84
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,853 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $633

Break-even live

Break-even rent $2,052

Max offer price $225,000

Occupancy floor 73%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Pelham Rd New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	13d	1	0.09mi
7 Lanecrest Ave New Rochelle, NY	2.0	1.0	1100	$2,690	$2.45	17d	1	0.13mi
3 Harbor Ln Unit 3A New Rochelle, NY	1.0	1.0	700	$2,500	$3.57	24d	1	0.31mi
666 Pelham Rd Apt 3A New Rochelle, NY	1.0	1.0	750	$2,350	$3.13	43d	1	0.44mi
230 Pelham Rd Unit 6F New Rochelle, NY	1.0	1.0	800	$1,995	$2.49	43d	1	0.48mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	862	$2,595	$3.01	1d	2	0.53mi
220 Pelham Rd New Rochelle, NY	1.0–2.0	1.0	900	$2,595	$2.88	11d	2	0.53mi
220 Pelham Rd Unit 5E New Rochelle, NY	2.0	1.0	1000	$2,595	$2.60	7d	1	0.53mi
12 Russell Ave Apt 2 New Rochelle, NY	2.0	1.0	800	$2,350	$2.94	7d	1	0.62mi
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	3d	1	0.68mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,897	$5.21	4d	12	0.68mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	787	$3,987	$5.07	1d	17	0.71mi
25 Leroy Pl #1 New Rochelle, NY	2.0	2.5	1420	$3,995	$2.81	7d	1	0.77mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$3,575	$4.75	4d	6	0.78mi
379 Huguenot St Unit 2 New Rochelle, NY	3.0	1.0	1150	$3,200	$2.78	24d	1	0.78mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$7,811	$9.25	1d	31	0.79mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	764	$3,780	$4.94	1d	15	0.80mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	910	$5,214	$5.73	1d	28	0.82mi
3 Davenport Ave New Rochelle, NY	1.0	1.0	821	$2,099	$2.56	6d	1	0.82mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$4,785	$5.61	2d	12	0.86mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	15d	1	0.86mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$4,540	$5.90	2d	50	0.87mi
965 Main St Unit 2 New Rochelle, NY	2.0	1.0	825	$2,995	$3.63	7d	1	0.88mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$4,625	$4.68	5d	8	0.89mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	18d	1	0.91mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$4,192	$4.57	1d	51	0.92mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	740	$5,113	$6.90	1d	14	0.99mi
25 Acacia Ter Unit 1 New Rochelle, NY	3.0	2.0	1400	$3,800	$2.71	43d	1	0.99mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$3,631	$4.05	2d	31	1.02mi
194 Webster Ave Unit 1 New Rochelle, NY	3.0	1.0	1050	$3,500	$3.33	43d	1	1.12mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	4d	1	1.13mi
175 Huguenot St #1402 New Rochelle, NY	2.0	2.5	1475	$4,750	$3.22	24d	1	1.15mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	10d	10	1.18mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	13d	1	1.22mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	43d	1	1.22mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	792	$3,812	$4.81	1d	11	1.25mi
9 9th St Unit 1st Floor New Rochelle, NY	3.0	1.0	1463	$3,400	$2.32	43d	1	1.31mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	43d	1	1.31mi
10 9th St Unit 2 New Rochelle, NY	2.0	1.0	1185	$2,850	$2.41	43d	1	1.32mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	43d	1	1.33mi

HOA detail condo

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

Listing history 33 events

1. 2026-06-18
   days on market $225,000 Active 149 DOM
2. 2026-06-17
   days on market $225,000 Active 148 DOM
3. 2026-06-16
   days on market $225,000 Active 147 DOM
4. 2026-06-15
   days on market $225,000 Active 146 DOM
5. 2026-06-13
   days on market $225,000 Active 144 DOM
6. 2026-06-09
   days on market $225,000 Active 140 DOM
7. 2026-06-08
   days on market $225,000 Active 139 DOM
8. 2026-06-07
   days on market $225,000 Active 138 DOM
9. 2026-06-04
   days on market $225,000 Active 135 DOM
10. 2026-06-03
    days on market $225,000 Active 134 DOM
11. 2026-06-02
    days on market $225,000 Active 133 DOM
12. 2026-06-01
    days on market $225,000 Active 132 DOM
13. 2026-05-31
    days on market $225,000 Active 131 DOM
14. 2026-04-21
    price $225,000 921-char remark

    Show marketing remark (921 chars)

    Bright 2-bedroom co-operative located just outside of Downtown New Rochelle. The unit features hardwood floors throughout, a spacious and sun-filled living room, and an eat-in kitchen with ample room for dining. Both bedrooms are well-proportioned and offer comfortable living space. The apartment is located in an elevator building and offers the convenience of common laundry within the building. Ideally situated within walking distance to shops, grocery stores, and everyday essentials. Street parking is available, with the option to join a waitlist for assigned parking, subject to availability. The New Rochelle Train Station is approximately 1.7 miles away, providing access to the Metro-North New Haven Line, with direct service to Grand Central Terminal, Stamford, and destinations throughout Westchester County and beyond. An excellent opportunity for co-op living in a highly convenient New Rochelle location.

15. 2026-03-16
    price $250,000 921-char remark

    Show marketing remark (921 chars)

    Bright 2-bedroom co-operative located just outside of Downtown New Rochelle. The unit features hardwood floors throughout, a spacious and sun-filled living room, and an eat-in kitchen with ample room for dining. Both bedrooms are well-proportioned and offer comfortable living space. The apartment is located in an elevator building and offers the convenience of common laundry within the building. Ideally situated within walking distance to shops, grocery stores, and everyday essentials. Street parking is available, with the option to join a waitlist for assigned parking, subject to availability. The New Rochelle Train Station is approximately 1.7 miles away, providing access to the Metro-North New Haven Line, with direct service to Grand Central Terminal, Stamford, and destinations throughout Westchester County and beyond. An excellent opportunity for co-op living in a highly convenient New Rochelle location.

16. 2026-02-19
    price $270,000 921-char remark

    Show marketing remark (921 chars)

    Bright 2-bedroom co-operative located just outside of Downtown New Rochelle. The unit features hardwood floors throughout, a spacious and sun-filled living room, and an eat-in kitchen with ample room for dining. Both bedrooms are well-proportioned and offer comfortable living space. The apartment is located in an elevator building and offers the convenience of common laundry within the building. Ideally situated within walking distance to shops, grocery stores, and everyday essentials. Street parking is available, with the option to join a waitlist for assigned parking, subject to availability. The New Rochelle Train Station is approximately 1.7 miles away, providing access to the Metro-North New Haven Line, with direct service to Grand Central Terminal, Stamford, and destinations throughout Westchester County and beyond. An excellent opportunity for co-op living in a highly convenient New Rochelle location.

17. 2026-01-15
    listed $285,000 Active 921-char remark

    Show marketing remark (921 chars)

    Bright 2-bedroom co-operative located just outside of Downtown New Rochelle. The unit features hardwood floors throughout, a spacious and sun-filled living room, and an eat-in kitchen with ample room for dining. Both bedrooms are well-proportioned and offer comfortable living space. The apartment is located in an elevator building and offers the convenience of common laundry within the building. Ideally situated within walking distance to shops, grocery stores, and everyday essentials. Street parking is available, with the option to join a waitlist for assigned parking, subject to availability. The New Rochelle Train Station is approximately 1.7 miles away, providing access to the Metro-North New Haven Line, with direct service to Grand Central Terminal, Stamford, and destinations throughout Westchester County and beyond. An excellent opportunity for co-op living in a highly convenient New Rochelle location.

18. 2018-09-26
    historical
19. 2018-05-15
    listed $219,900 Active
20. 2016-11-11
    price $190,000
21. 2016-11-11
    soldstatus $190,000 Sold
22. 2016-11-11
    soldstatus $190,000
23. 2016-11-02
    historical Pending
24. 2016-11-02
    price $199,900
25. 2016-09-14
    listed $199,900 Active
26. 2016-09-14
    listed $199,900
27. 2016-09-13
    historical Withdrawn
28. 2016-09-13
    historical
29. 2016-07-13
    price
30. 2016-06-01
    price
31. 2015-11-13
    price
32. 2015-07-27
    listed Active
33. 2015-07-27
    listed $219,000

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% 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: $34,238
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,739
• − Management: −$2,739
• − Depreciation: −$6,545
• Taxable income: $4,313
• Est. tax owed @ 24.0%: −$1,035
• After-tax cash flow: $6,556/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): 20,903
• Household income: $102,109
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 961.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 39% White 38% Black 17% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 15% Puerto Rican 11% Dominican 2%
• Common ancestry: Romanian 2% Russian 1% Scotch-Irish 1%
• Foreign-born: 32% · Canada, Jamaica, South Korea
• Languages at home: 54% English-only · Spanish 32% Other Indo-European 7% German/W. Germanic 2%

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: ▼ -1.48%
• Current HPI: 278.8511
• Rent YoY: —
• 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

+2.7% since first listed

20 events — show timeline

• 2026-04-21 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $270,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Listed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-05-15 Listed $219,900 OneKey® MLS as Distributed by MLS Grid
• 2016-11-11 Sold (MLS) $190,000 HGMLS
• 2016-11-11 Price Changed $190,000 HGMLS
• 2016-11-11 Sold (MLS) $190,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-02 Contingent — HGMLS
• 2016-11-02 Price Changed $199,900 HGMLS
• 2016-09-14 Listed $199,900 HGMLS
• 2016-09-14 Listed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2016-09-13 Delisted — HGMLS
• 2016-09-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-07-13 Price Changed — HGMLS
• 2016-06-01 Price Changed — HGMLS
• 2015-11-13 Price Changed — HGMLS
• 2015-07-27 Listed — HGMLS
• 2015-07-27 Listed $219,000 OneKey® MLS as Distributed by MLS Grid