485 Webster Ave Unit A7 · New Rochelle, NY 10801

$250,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 42 Days on market

Built 1930

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely gorgeous 2 bedroom, full bathroom unit ina terrific location. First floor unit. large living room, Huge Dining Area, and lots of windows. Bright unit. Wood floors through out. Master bedroom has a large walk in closet, 2nd bedroom is beautiful with a nice closet. Updated eat in kitchen with lots of cupboard storage. * * Buyer pays ALL NYS Transfer Taxes and Fees * * Thsi is a Fannie Mae Homepath Property. The property is approved for Homepath Mortgage Financing.

Key facts

• Parking
• Built 1930
• Listed 42 days

Property features AI

Finance

• HOA & community: Association: Webster Garden Apartments

Exterior

• Parking: Assigned parking (1 space); Parking fee of $76
• Utilities: Con-Edison electric service; Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; Entry level: 1
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; Ceiling fan(s); Eat-in kitchen; Granite counters; Walk-in closet(s); Common basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Zoned schools: Daniel Webster Elementary School (math 67% / reading 77%, grade A-, #378 of 2,108 statewide, top 20%, 491 students, 28% FRL); Albert Leonard Middle School (math 41% / reading 73%, grade B, #192 of 729 statewide, top 28%, 1,086 students, 42% 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 at 42% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 141 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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 $140k; list at $250k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
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: 1.37% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.23×
• Total profit: $16,333
• Equity at exit: $37,276

10-year hold

• IRR: 14.0%
• Equity multiple: 2.05×
• Total profit: $73,167
• Equity at exit: $21,615

Cash invested: $70,000 (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 10801

• Rents YoY: 1.4%
• Active inventory: 141
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,422 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $976

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,149	-5% $1,062	+0% $976	+5% $889	+10% $803
Rent	-10% $705	-5% $841	+0% $976	+5% $1,111	+10% $1,246
Rate	-1.0pp $1,102	-0.5pp $1,039	base $976	+0.5pp $911	+1.0pp $845

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Mayflower Ave Unit 1st floor New Rochelle, NY	1.0	1.0	1000	$3,000	$3.00	0d	1	0.25mi
133 Lincoln Ave Unit 1 New Rochelle, NY	3.0	1.0	1112	$6,500	$5.85	3d	1	0.25mi
22 Clove Rd Unit 24C New Rochelle, NY	3.0	1.0	1035	$3,300	$3.19	45d	1	0.31mi
22 Clove Rd New Rochelle, NY	3.0	1.0	900	$3,600	$4.00	45d	1	0.31mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	45d	1	0.34mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	22d	1	0.38mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	45d	1	0.40mi
26 Coligni Ave Apt 12 New Rochelle, NY	3.0	1.0	1100	$3,950	$3.59	45d	1	0.40mi
600 North Ave New Rochelle, NY	2.0	1.0–2.0	869	$4,350	$5.01	0d	10	0.48mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	45d	1	0.49mi
194 Webster Ave Unit 1 New Rochelle, NY	3.0	1.0	1050	$3,500	$3.33	45d	1	0.64mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	45d	1	0.65mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	14d	1	0.65mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	45d	1	0.67mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	11d	10	0.72mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	5d	1	0.73mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	45d	1	0.74mi
9 9th St Unit 1st Floor New Rochelle, NY	3.0	1.0	1463	$3,400	$2.32	45d	1	0.74mi
10 9th St Unit 2 New Rochelle, NY	2.0	1.0	1185	$2,850	$2.41	45d	1	0.76mi
175 Huguenot St #1402 New Rochelle, NY	2.0	2.5	1475	$4,750	$3.22	25d	1	0.87mi
1 Shearwood Pl New Rochelle, NY	2.0	1.0–2.0	818	$4,108	$5.02	0d	29	0.87mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	739	$3,561	$4.82	0d	9	0.88mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$4,625	$4.68	0d	9	0.91mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$4,785	$5.61	0d	11	0.93mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,757	$4.09	0d	50	0.94mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	16d	1	0.98mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$3,575	$4.75	5d	6	0.99mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	777	$3,780	$4.86	0d	15	0.99mi
379 Huguenot St Unit 2 New Rochelle, NY	3.0	1.0	1150	$3,200	$2.78	25d	1	0.99mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	8d	1	1.00mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	826	$5,175	$6.26	0d	14	1.01mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$4,540	$5.90	0d	49	1.04mi
48 Lincoln St New Rochelle, NY	2.0	1.0	1273	$3,000	$2.36	20d	1	1.04mi
25 Leroy Pl #1 New Rochelle, NY	2.0	2.5	1420	$3,995	$2.81	8d	1	1.07mi
55 Clinton Pl New Rochelle, NY	3.0	1.0–2.0	991	$5,241	$5.29	0d	24	1.07mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	757	$4,044	$5.34	0d	17	1.08mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,897	$5.21	0d	10	1.09mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$7,811	$9.25	0d	33	1.11mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	20d	1	1.16mi
29 Pratt St Unit 2 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	45d	1	1.21mi

HOA detail condo

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

Listing history 35 events

1. 2026-06-13
   statusdays on market $250,000 Pending 42 DOM
2. 2026-06-09
   days on market $250,000 Active 39 DOM
3. 2026-06-08
   days on market $250,000 Active 38 DOM
4. 2026-06-07
   days on market $250,000 Active 37 DOM
5. 2026-06-04
   days on market $250,000 Active 34 DOM
6. 2026-06-03
   days on market $250,000 Active 33 DOM
7. 2026-06-02
   days on market $250,000 Active 32 DOM
8. 2026-06-01
   days on market $250,000 Active 31 DOM
9. 2026-05-31
   days on market $250,000 Active 30 DOM
10. 2026-05-02
    listed $250,000 Active 1451-char remark
11. 2026-04-30
    historical $250,000 1451-char remark
12. 2014-03-15
    price $140,000 480-char remark

    Show marketing remark (480 chars)

    Absolutely gorgeous 2 bedroom, full bathroom unit ina terrific location. First floor unit. large living room, Huge Dining Area, and lots of windows. Bright unit. Wood floors through out. Master bedroom has a large walk in closet, 2nd bedroom is beautiful with a nice closet. Updated eat in kitchen with lots of cupboard storage. * * Buyer pays ALL NYS Transfer Taxes and Fees * * Thsi is a Fannie Mae Homepath Property. The property is approved for Homepath Mortgage Financing.

13. 2012-02-27
    soldstatus $140,000 Sold 480-char remark

    Show marketing remark (480 chars)

    Absolutely gorgeous 2 bedroom, full bathroom unit ina terrific location. First floor unit. large living room, Huge Dining Area, and lots of windows. Bright unit. Wood floors through out. Master bedroom has a large walk in closet, 2nd bedroom is beautiful with a nice closet. Updated eat in kitchen with lots of cupboard storage. * * Buyer pays ALL NYS Transfer Taxes and Fees * * Thsi is a Fannie Mae Homepath Property. The property is approved for Homepath Mortgage Financing.

14. 2012-02-16
    historical 480-char remark

    Show marketing remark (480 chars)

    Absolutely gorgeous 2 bedroom, full bathroom unit ina terrific location. First floor unit. large living room, Huge Dining Area, and lots of windows. Bright unit. Wood floors through out. Master bedroom has a large walk in closet, 2nd bedroom is beautiful with a nice closet. Updated eat in kitchen with lots of cupboard storage. * * Buyer pays ALL NYS Transfer Taxes and Fees * * Thsi is a Fannie Mae Homepath Property. The property is approved for Homepath Mortgage Financing.

15. 2011-12-14
    historical Pending 480-char remark

    Show marketing remark (480 chars)

    Absolutely gorgeous 2 bedroom, full bathroom unit ina terrific location. First floor unit. large living room, Huge Dining Area, and lots of windows. Bright unit. Wood floors through out. Master bedroom has a large walk in closet, 2nd bedroom is beautiful with a nice closet. Updated eat in kitchen with lots of cupboard storage. * * Buyer pays ALL NYS Transfer Taxes and Fees * * Thsi is a Fannie Mae Homepath Property. The property is approved for Homepath Mortgage Financing.

16. 2011-12-13
    price $149,900 480-char remark

    Show marketing remark (480 chars)

    Absolutely gorgeous 2 bedroom, full bathroom unit ina terrific location. First floor unit. large living room, Huge Dining Area, and lots of windows. Bright unit. Wood floors through out. Master bedroom has a large walk in closet, 2nd bedroom is beautiful with a nice closet. Updated eat in kitchen with lots of cupboard storage. * * Buyer pays ALL NYS Transfer Taxes and Fees * * Thsi is a Fannie Mae Homepath Property. The property is approved for Homepath Mortgage Financing.

17. 2011-11-07
    listed $149,900 Active 480-char remark

    Show marketing remark (480 chars)

    Absolutely gorgeous 2 bedroom, full bathroom unit ina terrific location. First floor unit. large living room, Huge Dining Area, and lots of windows. Bright unit. Wood floors through out. Master bedroom has a large walk in closet, 2nd bedroom is beautiful with a nice closet. Updated eat in kitchen with lots of cupboard storage. * * Buyer pays ALL NYS Transfer Taxes and Fees * * Thsi is a Fannie Mae Homepath Property. The property is approved for Homepath Mortgage Financing.

18. 2011-06-17
    historical Cancelled
19. 2011-03-22
    listed Active
20. 2010-11-09
    historical Cancelled
21. 2010-10-29
    price
22. 2010-10-28
    status Active
23. 2010-10-22
    historical
24. 2010-10-07
    price
25. 2010-09-16
    listed Active
26. 2007-07-29
    historical
27. 2007-01-29
    listed
28. 2006-07-31
    historical
29. 2006-04-29
    listed
30. 2004-12-22
    soldstatus $168,000
31. 2004-09-24
    historical
32. 2004-06-14
    listed $168,000
33. 2002-11-01
    price $109,000
34. 2002-11-01
    soldstatus $100,000
35. 2002-03-05
    listed $100,000

ⓘ 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 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: $41,066
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,285
• − Management: −$3,285
• − Depreciation: −$7,273
• Taxable income: $8,218
• Est. tax owed @ 24.0%: −$1,972
• After-tax cash flow: $9,737/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

+150.0% since first listed

27 events — show timeline

• 2026-06-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-02 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $250,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $140,000 HGMLS
• 2012-02-27 Sold (MLS) $140,000 HGMLS
• 2012-02-16 Delisted — HGMLS
• 2011-12-14 Contingent — HGMLS
• 2011-12-13 Price Changed $149,900 HGMLS
• 2011-11-07 Listed $149,900 HGMLS
• 2011-06-17 Delisted — HGMLS
• 2011-03-22 Listed — HGMLS
• 2010-11-09 Delisted — HGMLS
• 2010-10-29 Price Changed — HGMLS
• 2010-10-28 Relisted — HGMLS
• 2010-10-22 Delisted — HGMLS
• 2010-10-07 Price Changed — HGMLS
• 2010-09-16 Listed — HGMLS
• 2007-07-29 Delisted — HGMLS
• 2007-01-29 Listed — HGMLS
• 2006-07-31 Delisted — HGMLS
• 2006-04-29 Listed — HGMLS
• 2004-12-22 Sold (MLS) $168,000 HGMLS
• 2004-09-24 Delisted — HGMLS
• 2004-06-14 Listed $168,000 HGMLS
• 2002-11-01 Sold (MLS) $100,000 HGMLS
• 2002-11-01 Price Changed $109,000 HGMLS
• 2002-03-05 Listed $100,000 HGMLS