148 Lincoln Ave · New Rochelle, NY 10801

$999,000

6 bd · 2.0 ba · 2,245 sqft · MultiFamily · 52 Days on market

Built 1989 5,227 sqft lot $445/sqft · 33% below area Est $1487k · 33% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Large 2 Family Home Only 11 Years Young. Tenant Occupied, Will Be Difficult To Show Without 48 Hour Notice. All Offers In Writing With Pre-qual Required. Contact Anthony Marciano After Hours At 914-906-6754. Please Let Customers Know About Busy Road And House Facing Sideways Prior To Showing.

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Built 1989

Property features AI

Finance

• Financial info: Tax year 2025

Exterior

• Parking: Attached parking; Two parking spaces total
• Utilities: Public sewer; Public trash collection
• Home design: Duplex
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Eat-in kitchen(s)
• Bedrooms: Two 3-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot air heating with natural gas; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Finished basement

🏷️ Possibly a rental listed for sale. The $999,000 price doesn't fit this home's estimated sale value (~$1,486,555) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $999k.

Deal economics

• At list price, monthly cash flow is $-940 ($-11k/yr) — negative. Per door: $-470/mo.
• To cash-flow at today's rent, offer at most $833k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $781k (21.8% below list).
• Recommended offer: $781k (21.8% below list) — sets the bar for 1% rule.

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: Jefferson Elementary School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 478 students, 70% 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 68% FRL vs 41% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $7,811/mo this rent would consume 110% of the median local household income ($86k/yr) (locally 2797% of renters already pay >50% of income on rent) — 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 $7k of loan paydown is wiped out by about $30k 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 52 days — a 3% lower offer ($969k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $274k; list at $999k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $781,100 (21.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 10.7

CMA / ARV

• ARV (median comp): $1,486,555
• List price: $999,000
• Delta: -32.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Clinton Ave	0.32mi	7/2.0 (+1)	2,311 (+3%)	10mo	$870,000	$376	67
100 Horton Ave	0.20mi	5/3.0 (-1)	2,242 (-0%)	18mo	$800,000	$357	66
122 Chauncey Ave	0.40mi	6/3.0	2,220 (-1%)	14mo	$785,000	$354	64
299 Sickles Ave	0.37mi	5/2.0 (-1)	2,000 (-11%)	4mo	$750,000	$375	57
20 Treno St	0.56mi	6/3.0	2,000 (-11%)	6mo	$965,000	$483	47
64 Saint Johns Pl	0.45mi	5/3.0 (-1)	2,400 (+7%)	22mo	$693,000	$289	40

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: -24.9%
• Equity multiple: 0.16×
• Total profit: $-233,743
• Equity at exit: $148,954

10-year hold

• IRR: -26.3%
• Equity multiple: -0.17×
• Total profit: $-328,249
• Equity at exit: $86,375

Cash invested: $279,720 (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 →

ZIP-level market 10801

• Rents YoY: 1.4%
• Active inventory: 141
• Price-to-rent: 21.3×

Monthly cashflow live

• Estimated rent: $7,811 high
• Mortgage (P&I): −$5,239
• Tax from tax record: −$1,456 /mo · $17,469/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,640
• Net cashflow: $-940

Break-even live

Break-even rent $9,001

Max offer price $832,910

Occupancy floor —

Sensitivity live

Price	-10% $-375	-5% $-657	+0% $-940	+5% $-1,223	+10% $-1,506
Rent	-10% $-1,557	-5% $-1,249	+0% $-940	+5% $-632	+10% $-323
Rate	-1.0pp $-437	-0.5pp $-686	base $-940	+0.5pp $-1,199	+1.0pp $-1,462

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$7,812
Total (2 units)			$7,811

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Chauncey Ave New Rochelle, NY	5.0	1.0	2406	$4,500	$1.87	23d	1	0.45mi

Listing history 24 events

1. 2026-06-21
   days on market $999,000 Active 52 DOM
2. 2026-06-18
   days on market $999,000 Active 49 DOM
3. 2026-06-17
   days on market $999,000 Active 48 DOM
4. 2026-06-16
   days on market $999,000 Active 47 DOM
5. 2026-06-15
   days on market $999,000 Active 46 DOM
6. 2026-06-13
   days on market $999,000 Active 44 DOM
7. 2026-06-09
   days on market $999,000 Active 40 DOM
8. 2026-06-08
   days on market $999,000 Active 39 DOM
9. 2026-06-07
   days on market $999,000 Active 38 DOM
10. 2026-06-04
    days on market $999,000 Active 35 DOM
11. 2026-06-03
    days on market $999,000 Active 34 DOM
12. 2026-06-02
    days on market $999,000 Active 33 DOM
13. 2026-06-01
    days on market $999,000 Active 32 DOM
14. 2026-05-31
    days on market $999,000 Active 31 DOM
15. 2026-04-30
    listed $999,000 Active 1260-char remark
16. 2026-04-30
    historical $999,000 1260-char remark
17. 2001-03-14
    soldstatus $274,000
18. 2001-02-05
    soldstatus $274,000 293-char remark

    Show marketing remark (293 chars)

    Large 2 Family Home Only 11 Years Young. Tenant Occupied, Will Be Difficult To Show Without 48 Hour Notice. All Offers In Writing With Pre-qual Required. Contact Anthony Marciano After Hours At 914-906-6754. Please Let Customers Know About Busy Road And House Facing Sideways Prior To Showing.

19. 2000-12-18
    historical 293-char remark

    Show marketing remark (293 chars)

    Large 2 Family Home Only 11 Years Young. Tenant Occupied, Will Be Difficult To Show Without 48 Hour Notice. All Offers In Writing With Pre-qual Required. Contact Anthony Marciano After Hours At 914-906-6754. Please Let Customers Know About Busy Road And House Facing Sideways Prior To Showing.

20. 2000-12-18
    price $279,000 293-char remark

    Show marketing remark (293 chars)

    Large 2 Family Home Only 11 Years Young. Tenant Occupied, Will Be Difficult To Show Without 48 Hour Notice. All Offers In Writing With Pre-qual Required. Contact Anthony Marciano After Hours At 914-906-6754. Please Let Customers Know About Busy Road And House Facing Sideways Prior To Showing.

21. 2000-11-12
    listed $274,000 293-char remark

    Show marketing remark (293 chars)

    Large 2 Family Home Only 11 Years Young. Tenant Occupied, Will Be Difficult To Show Without 48 Hour Notice. All Offers In Writing With Pre-qual Required. Contact Anthony Marciano After Hours At 914-906-6754. Please Let Customers Know About Busy Road And House Facing Sideways Prior To Showing.

22. 2000-06-18
    historical
23. 1999-07-27
    listed
24. 1996-09-16
    listed

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $17,469 · $1,456/mo
• Projected year-2 tax: $17,469 · $1,456/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $93,732
• − Mortgage interest: −$55,960
• − Property taxes: −$17,469
• − Insurance: −$4,995
• − Repairs & maintenance: −$7,499
• − Management: −$7,499
• − Depreciation: −$29,062
• Taxable loss: −$28,751
• Est. tax savings @ 24.0%: +$6,900
• After-tax cash flow: $-4,382/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): 42,754
• Household income: $85,573
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 2797.0

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: 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%

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

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

+264.6% since first listed

10 events — show timeline

• 2026-04-30 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $999,000 OneKey® MLS as Distributed by MLS Grid
• 2001-03-14 Sold (Public Records) $274,000 Public Records
• 2001-02-05 Sold (MLS) $274,000 HGMLS
• 2000-12-18 Price Changed $279,000 HGMLS
• 2000-12-18 Delisted — HGMLS
• 2000-11-12 Listed $274,000 HGMLS
• 2000-06-18 Delisted — HGMLS
• 1999-07-27 Listed — HGMLS
• 1996-09-16 Listed — HGMLS

Property tax history

-2.3%/yr

Latest (2025): $17,469 · -20.3% YoY. Source: county tax records.