124 Pelhamdale Ave Unit 9A · Pelham, NY 10803

$259,995

1 bd · 1.0 ba · 900 sqft · Condo · 59 Days on market

Built 1900 $289/sqft · at area comps Est $251k · at est.

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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 +19.1/30.0
• Schools +7.6/10.0
• DSCR +6.0/10.0
• ARV discount +5.9/15.0
• 1% rule +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the quant village of Pelham, this beautiful 1-bedroom with home office is only a stone’s throw from the Pelham metro north station (25-minute train ride to Grand Central) and a plethora of cafes, restaurants and shops. The spacious home boasts over 900 square feet of living space and features a well-appointed kitchen. This low-rise residence is surrounded by gorgeous single-family homes on a picturesque street straight out of the movies. On-site parking is available and there is a shared courtyard and laundry room. This unique opportunity will not last!

Key facts

• 2 parking spots
• Built 1900
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 0.4% in Pelham — 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 85/100 on livability (#27 in NY, #480 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: cost of living F.
• Pelham Union Free School District (suburban): math 80% / reading 81% proficiency, ranked #29 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 81 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 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 ($215k/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 59 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — 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 $252,195 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $251,070
• List price: $259,995
• Delta: 3.55%
• 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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-28,149
• Equity at exit: $38,766

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-6,304
• Equity at exit: $22,480

Cash invested: $72,799 (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 10803

• Active inventory: 81
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,621 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $218

Break-even live

Break-even rent $2,345

Max offer price $259,995

Occupancy floor 87%

Sensitivity live

Price	-10% $398	-5% $308	+0% $218	+5% $129	+10% $39
Rent	-10% $11	-5% $115	+0% $218	+5% $322	+10% $425
Rate	-1.0pp $349	-0.5pp $284	base $218	+0.5pp $151	+1.0pp $82

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: $64,999
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	45d	1	0.35mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	45d	1	0.54mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	14d	1	0.54mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	6d	1	0.57mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	45d	1	0.61mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	8d	1	0.74mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	45d	1	0.76mi
965 Main St Unit 2 New Rochelle, NY	2.0	1.0	825	$2,995	$3.63	8d	1	0.76mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	45d	1	0.79mi
12 Russell Ave Apt 2 New Rochelle, NY	2.0	1.0	800	$2,350	$2.94	8d	1	0.94mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	22d	1	0.95mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	20d	1	1.03mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	25d	1	1.03mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	45d	1	1.05mi
242 Mayflower Ave Unit 1st floor New Rochelle, NY	1.0	1.0	1000	$3,000	$3.00	0d	1	1.09mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$2,808	$3.73	6d	6	1.10mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$3,562	$4.17	0d	11	1.13mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	777	$2,966	$3.82	0d	15	1.14mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$2,855	$2.89	0d	9	1.15mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,054	$4.08	0d	10	1.16mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	757	$2,746	$3.63	0d	17	1.20mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	11d	10	1.21mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	16d	1	1.22mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	20d	1	1.23mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$2,933	$3.20	0d	50	1.24mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	20d	1	1.25mi
1 Shearwood Pl New Rochelle, NY	2.0	1.0–2.0	818	$3,160	$3.86	0d	29	1.26mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	45d	1	1.29mi
55 Clinton Pl New Rochelle, NY	3.0	1.0–2.0	991	$3,734	$3.77	0d	24	1.32mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,548	$4.61	0d	49	1.33mi
257 S 2nd Ave Mount Vernon, NY	1.0	1.0	800	$2,250	$2.81	25d	1	1.34mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$5,007	$5.93	0d	33	1.35mi
50 Lecount Pl New Rochelle, NY	1.0	1.0	534	$2,450	$4.59	0d	1	1.38mi
429 S 3rd Ave Mount Vernon, NY	1.0	1.0	600	$2,300	$3.83	5d	1	1.38mi
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	4d	1	1.39mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	826	$3,795	$4.59	0d	14	1.40mi
600 North Ave New Rochelle, NY	2.0	1.0–2.0	869	$3,422	$3.94	0d	10	1.41mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	739	$2,952	$3.99	0d	9	1.45mi
7 Lanecrest Ave New Rochelle, NY	2.0	1.0	1100	$2,690	$2.45	18d	1	1.45mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-21
   days on market $259,995 Active 59 DOM
2. 2026-06-18
   days on market $259,995 Active 56 DOM
3. 2026-06-17
   days on market $259,995 Active 55 DOM
4. 2026-06-16
   days on market $259,995 Active 54 DOM
5. 2026-06-15
   days on market $259,995 Active 53 DOM
6. 2026-06-13
   days on market $259,995 Active 51 DOM
7. 2026-06-13
   days on market $259,995 Active 50 DOM
8. 2026-06-09
   days on market $259,995 Active 47 DOM
9. 2026-06-08
   days on market $259,995 Active 46 DOM
10. 2026-06-07
    pricedays on market $259,995 Active 45 DOM
11. 2026-06-04
    days on market $275,000 Active 42 DOM
12. 2026-06-03
    days on market $275,000 Active 41 DOM
13. 2026-06-02
    days on market $275,000 Active 40 DOM
14. 2026-06-01
    days on market $275,000 Active 39 DOM
15. 2026-05-31
    days on market $275,000 Active 38 DOM
16. 2026-04-24
    listed $275,000 Active 576-char remark

    Show marketing remark (576 chars)

    Nestled in the quant village of Pelham, this beautiful 1-bedroom with home office is only a stone’s throw from the Pelham metro north station (25-minute train ride to Grand Central) and a plethora of cafes, restaurants and shops. The spacious home boasts over 900 square feet of living space and features a well-appointed kitchen. This low-rise residence is surrounded by gorgeous single-family homes on a picturesque street straight out of the movies. On-site parking is available and there is a shared courtyard and laundry room. This unique opportunity will not last!

17. 2026-04-22
    historical $275,000 576-char remark

    Show marketing remark (576 chars)

    Nestled in the quant village of Pelham, this beautiful 1-bedroom with home office is only a stone’s throw from the Pelham metro north station (25-minute train ride to Grand Central) and a plethora of cafes, restaurants and shops. The spacious home boasts over 900 square feet of living space and features a well-appointed kitchen. This low-rise residence is surrounded by gorgeous single-family homes on a picturesque street straight out of the movies. On-site parking is available and there is a shared courtyard and laundry room. This unique opportunity will not last!

18. 2018-08-27
    soldstatus $200,000 Sold 787-char remark

    Show marketing remark (787 chars)

    Lovely Apartment In The Historic Pelhamdale Lodge. Stunning Details Include Hardwood Floors, High Ceilings, Plaster Walls, And Lots Of Bonus Space! This 900 SQFT Co-Op Has The Perfect Amount Of Space. The Large Bedroom Has A Multi-Purpose Alcove That Might Be Used As A Nursery, Work-Out Room, Den Or Home Office. Both The Kitchen And Bathroom Have Been Beautifully Up-Graded. There Is Also A Small Bonus Room With A Lovely Pass Through To The Dining Area. There Are Many Outdoor Common Areas For Barbequing, And A Laundry Room On The Premises. Best Of All, The Metro North Train Is Less Than A 5 Minute Walk! Be In NYC In 30 Minutes, Or Downtown Pelham In A Hop-Skip Or A Jump! Monthly Maintenance With The Star Exemption Is $1,044. Additional Information: HeatingFuel:Oil Above Ground,

19. 2018-05-09
    historical Pending 787-char remark

    Show marketing remark (787 chars)

    Lovely Apartment In The Historic Pelhamdale Lodge. Stunning Details Include Hardwood Floors, High Ceilings, Plaster Walls, And Lots Of Bonus Space! This 900 SQFT Co-Op Has The Perfect Amount Of Space. The Large Bedroom Has A Multi-Purpose Alcove That Might Be Used As A Nursery, Work-Out Room, Den Or Home Office. Both The Kitchen And Bathroom Have Been Beautifully Up-Graded. There Is Also A Small Bonus Room With A Lovely Pass Through To The Dining Area. There Are Many Outdoor Common Areas For Barbequing, And A Laundry Room On The Premises. Best Of All, The Metro North Train Is Less Than A 5 Minute Walk! Be In NYC In 30 Minutes, Or Downtown Pelham In A Hop-Skip Or A Jump! Monthly Maintenance With The Star Exemption Is $1,044. Additional Information: HeatingFuel:Oil Above Ground,

20. 2018-04-18
    price $189,000 787-char remark

    Show marketing remark (787 chars)

    Lovely Apartment In The Historic Pelhamdale Lodge. Stunning Details Include Hardwood Floors, High Ceilings, Plaster Walls, And Lots Of Bonus Space! This 900 SQFT Co-Op Has The Perfect Amount Of Space. The Large Bedroom Has A Multi-Purpose Alcove That Might Be Used As A Nursery, Work-Out Room, Den Or Home Office. Both The Kitchen And Bathroom Have Been Beautifully Up-Graded. There Is Also A Small Bonus Room With A Lovely Pass Through To The Dining Area. There Are Many Outdoor Common Areas For Barbequing, And A Laundry Room On The Premises. Best Of All, The Metro North Train Is Less Than A 5 Minute Walk! Be In NYC In 30 Minutes, Or Downtown Pelham In A Hop-Skip Or A Jump! Monthly Maintenance With The Star Exemption Is $1,044. Additional Information: HeatingFuel:Oil Above Ground,

21. 2018-04-18
    listed $178,000 Active 787-char remark

    Show marketing remark (787 chars)

    Lovely Apartment In The Historic Pelhamdale Lodge. Stunning Details Include Hardwood Floors, High Ceilings, Plaster Walls, And Lots Of Bonus Space! This 900 SQFT Co-Op Has The Perfect Amount Of Space. The Large Bedroom Has A Multi-Purpose Alcove That Might Be Used As A Nursery, Work-Out Room, Den Or Home Office. Both The Kitchen And Bathroom Have Been Beautifully Up-Graded. There Is Also A Small Bonus Room With A Lovely Pass Through To The Dining Area. There Are Many Outdoor Common Areas For Barbequing, And A Laundry Room On The Premises. Best Of All, The Metro North Train Is Less Than A 5 Minute Walk! Be In NYC In 30 Minutes, Or Downtown Pelham In A Hop-Skip Or A Jump! Monthly Maintenance With The Star Exemption Is $1,044. Additional Information: HeatingFuel:Oil Above Ground,

22. 2004-10-29
    soldstatus $145,000
23. 2004-09-02
    price $155,000
24. 2004-09-02
    historical
25. 2004-05-17
    listed $145,000
26. 2003-05-06
    soldstatus $134,500
27. 2003-03-17
    historical
28. 2003-02-24
    historical
29. 2002-12-11
    listed $134,500
30. 2002-09-17
    listed

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $31,453
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,966
• − Repairs & maintenance: −$2,516
• − Management: −$2,516
• − Depreciation: −$7,563
• Taxable loss: −$1,573
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $2,998/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: Pelham Union Free School District
• NCES district ID: 3622680
• Math proficiency: 80% ▲ 3.00%
• Reading proficiency: 81% ▲ 6.00%
• Median HH income: $136,478
• Composite: 76.35/100
• National rank: #109
• State rank: #29 of 590 in NY

Livability — Pelham

• Score: 85/100
• State rank: #27
• US rank: #480

Category grades

Amenities A+ Commute A+ Cost of living F Crime A+ Employment A+ Housing A Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pelham, NY
• County: Westchester County · 709,332 people
• City population: 13,072
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 13,072
• Household income: $215,208
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 119.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 13% Two or more races 12% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3% Salvadoran 1%
• Common ancestry: Romanian 3% Scotch-Irish 3% Slovak 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 7% Other Indo-European 6% Russian/Polish/Slavic 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: ▼ -844.94%
• Current HPI: 357.3886
• 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

+104.5% since first listed

15 events — show timeline

• 2026-04-24 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $275,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-27 Sold (MLS) $200,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-09 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-04-18 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-18 Listed $178,000 OneKey® MLS as Distributed by MLS Grid
• 2004-10-29 Sold (MLS) $145,000 HGMLS
• 2004-09-02 Delisted — HGMLS
• 2004-09-02 Price Changed $155,000 HGMLS
• 2004-05-17 Listed $145,000 HGMLS
• 2003-05-06 Sold (MLS) $134,500 HGMLS
• 2003-03-17 Delisted — HGMLS
• 2003-02-24 Delisted — HGMLS
• 2002-12-11 Listed $134,500 HGMLS
• 2002-09-17 Listed — HGMLS