70 Locust Ave Unit B114 · New Rochelle, NY 10801

$129,900

1 bd · 1.0 ba · 700 sqft · Townhouse · 182 Days on market

Built 1955 Fair condition $186/sqft · 29% below area Est $182k · 29% under ↓ 11% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One Bedroom unit located on the first floor with large living room, bedroom, bathroom and galley kitchen. This unit needs some updating. The location is very close to shops and near the train. The basement has the laundry room, a community room and a bicycle room as well as a fitness center. The maintenance includes, electric, gas, water and maintenance of common areas and the exterior. There is a surcharge of $60 monthly per AC unit in the months June through September. The parking garage and the outdoor parking lots are wait-listed. Street parking is Free. The Board requires the following: 20% downpayment; 700 min credit score; DTI of 33%; overall debt can not exceed 38% of net income.

Key facts

• Fitness center
• Galley kitchen
• Laundry room

Tags

• FIRST FLOOR
• LARGE LIVING ROOM
• GALLEY KITCHEN
• LAUNDRY ROOM
• COMMUNITY ROOM
• FITNESS CENTER

🏷️ Possibly a rental listed for sale. The $129,900 price doesn't fit this home's estimated sale value (~$182,013) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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: 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 57% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 80% at this address vs 64% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the New Rochelle City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.4%/yr); 172 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.04% ✓
• Cap rate: 17.33%
• Cash-on-cash: 39.43%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (median comp): $182,013
• List price: $129,900
• Delta: -23.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Locust Ave Unit B505	0.00mi	1/1.0	720 (+3%)	3mo	$193,000	$268	92
543 Main St #410	0.33mi	1/1.0	672 (-4%)	4mo	$349,000	$519	74
208 Centre Ave Unit 2J	0.33mi	1/1.0	725 (+4%)	7mo	$151,000	$208	73
156 Centre Ave Unit 2G	0.30mi	1/1.0	750 (+7%)	2mo	$170,000	$227	72
208 Centre Ave Unit 5k	0.33mi	1/1.0	750 (+7%)	2mo	$146,000	$195	71
40 Davenport Ave Unit 1L	0.37mi	1/1.0	750 (+7%)	1mo	$160,000	$213	70
30 Davenport Ave Unit 1B	0.33mi	1/1.0	750 (+7%)	6mo	$160,000	$213	68
210 Pelham Rd Unit 5M	0.44mi	1/1.0	750 (+7%)	4mo	$210,000	$280	65
30 Clinton Pl Unit 6E	0.13mi	1/1.0	800 (+14%)	7mo	$115,000	$144	64
220 Pelham Rd Unit 2L	0.45mi	1/1.0	650 (-7%)	5mo	$245,000	$377	63
25 Leroy Pl #509	0.29mi	1/1.0	796 (+14%)	2mo	$425,000	$534	62
230 Pelham Rd Unit 1O	0.48mi	1/1.0	750 (+7%)	7mo	$230,000	$307	60

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: 33.9%
• Equity multiple: 2.40×
• Total profit: $50,961
• Equity at exit: $19,369

10-year hold

• IRR: 40.0%
• Equity multiple: 4.47×
• Total profit: $126,069
• Equity at exit: $11,231

Cash invested: $36,372 (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: 14 active · 19 under contract
• Months of supply: 3.7 mo (27%/mo absorbed)
• Median asking: $189,500 ($254/sqft)
• Median days on market: 46 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +2.3% vs 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: 4.1×

Monthly cashflow live

• Estimated rent: $2,649 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $1,195

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 50%

Sensitivity live

Price	-10% $1,285	-5% $1,240	+0% $1,195	+5% $1,150	+10% $1,105
Rent	-10% $986	-5% $1,090	+0% $1,195	+5% $1,300	+10% $1,404
Rate	-1.0pp $1,261	-0.5pp $1,228	base $1,195	+0.5pp $1,161	+1.0pp $1,127

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: $32,475
• Closing costs: $3,897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	68d	1	0.09mi
126 Franklin Ave New Rochelle, NY	1.0	1.0	650	$1,995	$3.07	0d	1	0.12mi
50 Clinton Pl New Rochelle, NY	3.0	1.0–2.0	1025	$4,263	$4.16	0d	10	0.23mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,540	$4.60	0d	44	0.23mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	740	$3,724	$5.03	0d	22	0.24mi
55 Clinton Pl New Rochelle, NY	3.0	1.0–2.0	1003	$3,532	$3.52	0d	16	0.25mi
160 Centre Ave Unit 3L New Rochelle, NY	1.0	1.0	750	$2,200	$2.93	2d	1	0.31mi
130 Centre Ave Unit 4B New Rochelle, NY	—	1.0	452	$1,885	$4.17	93d	1	0.31mi
3 Davenport Ave New Rochelle, NY	1.0–2.0	1.0	796	$2,149	$2.70	0d	1	0.33mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$2,940	$3.20	0d	41	0.35mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–3.0	896	$3,324	$3.71	0d	31	0.38mi
111 Centre Ave New Rochelle, NY	1.0	1.0	653	$2,350	$3.60	1d	4	0.40mi
230 Pelham Rd Unit 3o New Rochelle, NY	1.0	1.0	725	$2,095	$2.89	26d	1	0.42mi
220 Pelham Rd Apt 3F New Rochelle, NY	1.0	1.0	725	$2,095	$2.89	26d	1	0.43mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	764	$2,890	$3.78	0d	9	0.43mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	828	$3,528	$4.26	1d	10	0.44mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	627	$3,148	$5.02	1d	3	0.45mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	792	$3,148	$3.97	0d	14	0.46mi
245 Main St Unit 1 New Rochelle, NY	1.0	1.0	750	$1,750	$2.33	66d	1	0.51mi
20 Burling Ln New Rochelle, NY	2.0	1.0–2.0	967	$3,455	$3.57	0d	4	0.53mi
57 Grand St New Rochelle, NY	—	1.0	631	$2,400	$3.80	39d	1	0.54mi
11 Burling Ln New Rochelle, NY	—	1.0	516	$2,250	$4.36	9d	7	0.56mi
95 Washington Ave Unit 1R New Rochelle, NY	—	1.0	400	$1,700	$4.25	73d	1	0.70mi
53 1st St New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	4d	1	0.80mi
120 Stonelea Pl Apt 3M New Rochelle, NY	1.0	1.0	750	$2,300	$3.07	68d	1	0.95mi
504 Pelham Rd New Rochelle, NY	1.0	1.0	700	$2,300	$3.29	62d	1	0.95mi
50 Highland Ave Unit 3rd Floor New Rochelle, NY	1.0	1.0	650	$1,950	$3.00	12d	1	0.99mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	93d	1	1.00mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	93d	1	1.03mi
111 Colonial Pl Unit 3 New Rochelle, NY	1.0	1.0	400	$2,300	$5.75	68d	1	1.10mi
30 Ferdinand Pl New Rochelle, NY	1.0	1.0	650	$1,850	$2.85	9d	1	1.15mi
1 Dillon Rd Unit 4B Larchmont, NY	1.0	1.0	750	$2,500	$3.33	23d	1	1.16mi
3 Harbor Ln Unit 3A New Rochelle, NY	1.0	1.0	700	$2,500	$3.57	73d	1	1.17mi
600 North Ave New Rochelle, NY	2.0	1.0–2.0	894	$3,650	$4.08	0d	9	1.17mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	93d	1	1.23mi
666 Pelham Rd Apt 3A New Rochelle, NY	1.0	1.0	750	$2,350	$3.13	93d	1	1.30mi

Listing history 50 events

1. 2026-08-08
   days on market $129,900 Active 182 DOM
2. 2026-08-06
   days on market $129,900 Active 180 DOM
3. 2026-08-05
   days on market $129,900 Active 179 DOM
4. 2026-08-04
   days on market $129,900 Active 178 DOM
5. 2026-08-03
   pricedays on market $129,900 Active 177 DOM
6. 2026-07-28
   days on market $139,900 Active 175 DOM
7. 2026-07-26
   days on market $139,900 Active 173 DOM
8. 2026-07-24
   days on market $139,900 Active 171 DOM
9. 2026-07-23
   days on market $139,900 Active 170 DOM
10. 2026-07-22
    days on market $139,900 Active 169 DOM
11. 2026-07-21
    days on market $139,900 Active 168 DOM
12. 2026-07-20
    days on market $139,900 Active 167 DOM
13. 2026-07-18
    days on market $139,900 Active 165 DOM
14. 2026-07-18
    days on market $139,900 Active 164 DOM
15. 2026-07-16
    days on market $139,900 Active 163 DOM
16. 2026-07-15
    days on market $139,900 Active 162 DOM
17. 2026-07-14
    days on market $139,900 Active 161 DOM
18. 2026-07-13
    days on market $139,900 Active 160 DOM
19. 2026-07-13
    days on market $139,900 Active 159 DOM
20. 2026-07-11
    days on market $139,900 Active 158 DOM
21. 2026-07-10
    days on market $139,900 Active 157 DOM
22. 2026-07-10
    remarks 699-char remark
23. 2026-07-09
    days on market $139,900 Active 156 DOM
24. 2026-07-07
    days on market $139,900 Active 154 DOM
25. 2026-07-06
    days on market $139,900 Active 153 DOM
26. 2026-07-06
    days on market $139,900 Active 152 DOM
27. 2026-07-05
    days on market $139,900 Active 151 DOM
28. 2026-07-03
    days on market $139,900 Active 150 DOM
29. 2026-07-02
    days on market $139,900 Active 149 DOM
30. 2026-07-01
    days on market $139,900 Active 148 DOM
31. 2026-06-30
    days on market $139,900 Active 147 DOM
32. 2026-06-29
    days on market $139,900 Active 146 DOM
33. 2026-06-28
    days on market $139,900 Active 145 DOM
34. 2026-06-27
    days on market $139,900 Active 144 DOM
35. 2026-06-26
    days on market $139,900 Active 143 DOM
36. 2026-06-24
    days on market $139,900 Active 141 DOM
37. 2026-06-22
    days on market $139,900 Active 139 DOM
38. 2026-06-21
    days on market $139,900 Active 138 DOM
39. 2026-06-18
    days on market $139,900 Active 135 DOM
40. 2026-06-17
    days on market $139,900 Active 134 DOM
41. 2026-06-16
    days on market $139,900 Active 133 DOM
42. 2026-06-15
    days on market $139,900 Active 132 DOM
43. 2026-06-13
    days on market $139,900 Active 130 DOM
44. 2026-06-09
    days on market $139,900 Active 126 DOM
45. 2026-06-08
    days on market $139,900 Active 125 DOM
46. 2026-06-07
    days on market $139,900 Active 124 DOM
47. 2026-06-04
    days on market $139,900 Active 121 DOM
48. 2026-06-03
    days on market $139,900 Active 120 DOM
49. 2026-06-02
    days on market $139,900 Active 119 DOM
50. 2026-06-01
    days on market $139,900 Active 118 DOM

ⓘ 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: $31,790
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,543
• − Management: −$2,543
• − Depreciation: −$3,779
• Taxable income: $13,050
• Est. tax owed @ 24.0%: −$3,132
• After-tax cash flow: $11,209/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $17,500–$31,500 screening

The property requires moderate renovations, focusing on electrical safety, aesthetics, and landscaping to improve its value.

Repairs flagged

• Major Exposed electrical wiring — Safety hazard
• Major Missing cabinet doors — Aesthetics and functionality
• Major Peeling paint — Safety hazard and aesthetics

Value-add opportunities

• Both Painting and updating electrical wiring — Improves aesthetics and safety ↑
• Both Replacing missing cabinet doors — Enhances functionality and aesthetics ↑
• Both Landscaping and snow removal — Enhances curb appeal and safety ↑

ⓘ Rehab cost is a screening estimate — Moderate 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.

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Trinity Elementary School F NY #1,350/2,108 Nat'l #17,359/41,679 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

Price history

-11.1% since first listed

5 events — show timeline

• 2026-04-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $159,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $164,900 OneKey® MLS as Distributed by MLS Grid
• 2026-02-01 Listed $179,900 OneKey® MLS as Distributed by MLS Grid