2261 Palmer Ave Unit 1A · New Rochelle, NY 10801

$210,000

1 bd · 1.0 ba · 700 sqft · Condo · 16 Days on market

Built 1968

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

• 1% rule +8.3/10.0
• Cash flow +6.3/30.0
• Schools +5.7/10.0
• ARV discount +5.1/15.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the Market-This charming co-op has everything that you will want in a co-op unit. It has a private entrance with your own private patio and an area you can create your personal green space. The unit has an assigned spot where you can park your car that is close to your private entrance. The building has a clean well lit laundry room. The amenities are great, enjoy the pool and bbq area during the summer months sit back and relax on your patio. The first floor allows easy access to the ultra clean and organized laundry room and mail box area and well light front foyer. This is easy living at its very best, please come visit and enjoy. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Fitness center
• Bbq seating area
• Ample street parking

Tags

• OUTDOOR PATIO
• LAUNDRY ROOM
• FITNESS CENTER
• BBQ SEATING AREA
• ASSIGNED PARKING SPACE
• AMPLE STREET PARKING

Property features AI

Finance

• HOA & community: Association: Garthchester Realty; Community fitness center; Community pool

Exterior

• Parking: One assigned parking space
• Utilities: Electric service by Con Edison; Public sewer; Public trash collection
• Home design: Stock cooperative; First-floor entry; 4-story building
• Construction: Brick construction
• Exterior features: Community outdoor in-ground pool; Pool/Spa on site; Brick construction; Not waterfront

Interior

• Kitchen: Gas oven; Microwave; Refrigerator
• Bedrooms: Located on the first floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Oil heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Crown molding; Elevator access; Blinds; Patio
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $210,000 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 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-437 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.

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: Trinity Elementary School (math 40% / reading 47%, grade F, #1,350 of 2,108 statewide, top 64%, 863 students, 66% 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 67% FRL vs 41% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 138 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 39% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 16 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $139k; list at $210k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 40% of rent.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,850 (1.5% 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. Built in 1968 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 4.17%
• Cash-on-cash: -7.57%
• DSCR: 0.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $199,435
• List price: $210,000
• Delta: 5.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -35.3%
• Equity multiple: -0.11×
• Total profit: $-65,484
• Equity at exit: $31,312

10-year hold

• IRR: -70.1%
• Equity multiple: -0.82×
• Total profit: $-107,111
• Equity at exit: $18,157

Cash invested: $58,800 (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: 138
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,789 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$1,123
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-437

Break-even live

Break-even rent $3,343

Max offer price $146,698

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Stonelea Pl Apt 3M New Rochelle, NY	1.0	1.0	750	$2,300	$3.07	19d	1	0.37mi
245 Main St Unit 1 New Rochelle, NY	1.0	1.0	750	$1,750	$2.33	17d	1	0.81mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	792	$3,094	$3.91	1d	11	1.02mi
600 North Ave New Rochelle, NY	2.0	1.0–2.0	869	$3,422	$3.94	2d	11	1.03mi
11 Burling Ln New Rochelle, NY	—	1.0	516	$2,250	$4.36	20d	9	1.18mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	10d	10	1.22mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	740	$3,764	$5.08	1d	14	1.24mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	19d	1	1.28mi
1 Shearwood Pl New Rochelle, NY	3.0	1.0–2.0	896	$2,922	$3.26	2d	31	1.29mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	43d	1	1.30mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,536	$4.59	2d	50	1.37mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$3,158	$3.44	1d	51	1.37mi
55 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	910	$3,721	$4.09	1d	28	1.42mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$5,007	$5.93	1d	31	1.44mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$2,855	$2.89	5d	8	1.46mi
95 Washington Ave Unit 1R New Rochelle, NY	—	1.0	400	$1,700	$4.25	24d	1	1.48mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$3,562	$4.17	2d	12	1.50mi

HOA detail condo

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

Listing history 8 events

1. 2026-05-07
   listed $210,000 Active 1050-char remark
2. 2025-07-26
   status Active
3. 2025-03-06
   listed $219,999 Active
4. 2018-04-17
   soldstatus $139,000 Sold

   Show marketing remark (708 chars)

   Back on the Market-This charming co-op has everything that you will want in a co-op unit. It has a private entrance with your own private patio and an area you can create your personal green space. The unit has an assigned spot where you can park your car that is close to your private entrance. The building has a clean well lit laundry room. The amenities are great, enjoy the pool and bbq area during the summer months sit back and relax on your patio. The first floor allows easy access to the ultra clean and organized laundry room and mail box area and well light front foyer. This is easy living at its very best, please come visit and enjoy. Additional Information: HeatingFuel:Oil Above Ground,

5. 2018-01-31
   historical Pending

   Show marketing remark (708 chars)

   Back on the Market-This charming co-op has everything that you will want in a co-op unit. It has a private entrance with your own private patio and an area you can create your personal green space. The unit has an assigned spot where you can park your car that is close to your private entrance. The building has a clean well lit laundry room. The amenities are great, enjoy the pool and bbq area during the summer months sit back and relax on your patio. The first floor allows easy access to the ultra clean and organized laundry room and mail box area and well light front foyer. This is easy living at its very best, please come visit and enjoy. Additional Information: HeatingFuel:Oil Above Ground,

6. 2018-01-03
   status Active

   Show marketing remark (708 chars)

   Back on the Market-This charming co-op has everything that you will want in a co-op unit. It has a private entrance with your own private patio and an area you can create your personal green space. The unit has an assigned spot where you can park your car that is close to your private entrance. The building has a clean well lit laundry room. The amenities are great, enjoy the pool and bbq area during the summer months sit back and relax on your patio. The first floor allows easy access to the ultra clean and organized laundry room and mail box area and well light front foyer. This is easy living at its very best, please come visit and enjoy. Additional Information: HeatingFuel:Oil Above Ground,

7. 2017-11-19
   historical Pending

   Show marketing remark (708 chars)

   Back on the Market-This charming co-op has everything that you will want in a co-op unit. It has a private entrance with your own private patio and an area you can create your personal green space. The unit has an assigned spot where you can park your car that is close to your private entrance. The building has a clean well lit laundry room. The amenities are great, enjoy the pool and bbq area during the summer months sit back and relax on your patio. The first floor allows easy access to the ultra clean and organized laundry room and mail box area and well light front foyer. This is easy living at its very best, please come visit and enjoy. Additional Information: HeatingFuel:Oil Above Ground,

8. 2017-11-01
   listed $139,000 Active

   Show marketing remark (708 chars)

   Back on the Market-This charming co-op has everything that you will want in a co-op unit. It has a private entrance with your own private patio and an area you can create your personal green space. The unit has an assigned spot where you can park your car that is close to your private entrance. The building has a clean well lit laundry room. The amenities are great, enjoy the pool and bbq area during the summer months sit back and relax on your patio. The first floor allows easy access to the ultra clean and organized laundry room and mail box area and well light front foyer. This is easy living at its very best, please come visit and enjoy. Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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 · 16 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: $33,467
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − HOA: −$13,476
• − Depreciation: −$6,109
• Taxable loss: −$8,233
• Est. tax savings @ 24.0%: +$1,976
• After-tax cash flow: $-3,274/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

+51.1% since first listed

9 events — show timeline

• 2026-05-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-06 Listed $219,999 OneKey® MLS as Distributed by MLS Grid
• 2018-04-17 Sold (MLS) $139,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-31 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-01-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-11-19 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-11-01 Listed $139,000 OneKey® MLS as Distributed by MLS Grid