103 Wiltshire Rd Unit D6 · New Rochelle, NY 10583

$450,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 212 Days on market

Built 1952

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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).

• Cash flow +9.6/30.0
• 1% rule +7.1/10.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and beautifully updated, this two-bedroom, two-bathroom co-op is set in a quiet neighborhood. The renovated kitchen features stainless steel appliances, quartz countertops, and clean, modern finishes. Both bathrooms are young and contemporary, complementing the hardwood floors and overall refreshed feel of the home. The open dining room adds great flow for everyday living or entertaining. The primary bedroom includes a full en-suite bath and a large double closet. The expansive living room opens to your own private balcony—perfect for unwinding outdoors. Shops and conveniences are just a short walk away. Seller has one assigned parking spot. Each building features laundry and storage. Dogs are welcome (weight limits apply). Please note: this is a co-op and board approval is required.

Key facts

• Laundry and storage
• Quartz countertops
• Private balcony

Tags

• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• PRIVATE BALCONY
• ASSIGNED PARKING SPOT
• LAUNDRY AND STORAGE

🏢 Co-op / cooperative unit. The $450,000 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 2-bed/2.0-bath condo listed at $450k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $396k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% vs local median 4.5% in New Rochelle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: 292 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $3k of loan paydown is wiped out by about $14k 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 212 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $245k; list at $450k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $396,000 (12.0% 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 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.21% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 6.9

CMA / ARV

• ARV (median comp): $353,456
• List price: $450,000
• Delta: 27.31%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.9%
• Equity multiple: 0.27×
• Total profit: $-91,566
• Equity at exit: $67,096

10-year hold

• IRR: -13.7%
• Equity multiple: 0.20×
• Total profit: $-100,974
• Equity at exit: $38,908

Cash invested: $126,000 (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 10583

• Active inventory: 292
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $5,433 medium
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA est. from 1 same-building comp: −$1,491
• Vacancy / Maint / Mgmt: −$1,141
• Net cashflow: $-308

Break-even live

Break-even rent $5,824

Max offer price $405,368

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 White Rd Scarsdale, NY	3.0	1.5	1232	$6,900	$5.60	1d	1	1.06mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	7d	1	1.44mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-18
   days on market $450,000 Active 212 DOM
2. 2026-06-17
   days on market $450,000 Active 211 DOM
3. 2026-06-16
   days on market $450,000 Active 210 DOM
4. 2026-06-15
   days on market $450,000 Active 209 DOM
5. 2026-06-13
   days on market $450,000 Active 207 DOM
6. 2026-06-09
   days on market $450,000 Active 203 DOM
7. 2026-06-08
   days on market $450,000 Active 202 DOM
8. 2026-06-07
   days on market $450,000 Active 201 DOM
9. 2026-06-04
   days on market $450,000 Active 198 DOM
10. 2026-06-03
    days on market $450,000 Active 197 DOM
11. 2026-06-02
    days on market $450,000 Active 196 DOM
12. 2026-06-01
    days on market $450,000 Active 195 DOM
13. 2026-05-31
    days on market $450,000 Active 194 DOM
14. 2025-11-18
    listed $450,000 Active 809-char remark

    Show marketing remark (809 chars)

    Spacious and beautifully updated, this two-bedroom, two-bathroom co-op is set in a quiet neighborhood. The renovated kitchen features stainless steel appliances, quartz countertops, and clean, modern finishes. Both bathrooms are young and contemporary, complementing the hardwood floors and overall refreshed feel of the home. The open dining room adds great flow for everyday living or entertaining. The primary bedroom includes a full en-suite bath and a large double closet. The expansive living room opens to your own private balcony—perfect for unwinding outdoors. Shops and conveniences are just a short walk away. Seller has one assigned parking spot. Each building features laundry and storage. Dogs are welcome (weight limits apply). Please note: this is a co-op and board approval is required.

15. 2025-06-11
    historical $3,400
16. 2025-02-17
    listed $3,400
17. 2014-07-14
    price $245,000 Sold 654-char remark

    Show marketing remark (654 chars)

    Nestled in a quiet neighborhood, this spacious two bedroom/two bathroom unit has hardwood floors and new bathrooms. The large living room has a door to a deck. The kitchen has new stainless steel appliances. Both bedrooms have double California closets. Just a short walk to stores. There is additional storage space available in the basement. The monthly maintenance does not reflect the STAR reduction of $1627. The assessment of $44.98 began 3/1/14 and ends 2/29/16. Street parking for the second car. Small to medium sized dogs are allowed. Walkways and decks are being replaced throughout complex. Parking spot is flexible. Super will assign space.

18. 2014-07-14
    soldstatus $245,000 Sold 654-char remark

    Show marketing remark (654 chars)

    Nestled in a quiet neighborhood, this spacious two bedroom/two bathroom unit has hardwood floors and new bathrooms. The large living room has a door to a deck. The kitchen has new stainless steel appliances. Both bedrooms have double California closets. Just a short walk to stores. There is additional storage space available in the basement. The monthly maintenance does not reflect the STAR reduction of $1627. The assessment of $44.98 began 3/1/14 and ends 2/29/16. Street parking for the second car. Small to medium sized dogs are allowed. Walkways and decks are being replaced throughout complex. Parking spot is flexible. Super will assign space.

19. 2014-07-14
    soldstatus $245,000

    Show marketing remark (654 chars)

    Nestled in a quiet neighborhood, this spacious two bedroom/two bathroom unit has hardwood floors and new bathrooms. The large living room has a door to a deck. The kitchen has new stainless steel appliances. Both bedrooms have double California closets. Just a short walk to stores. There is additional storage space available in the basement. The monthly maintenance does not reflect the STAR reduction of $1627. The assessment of $44.98 began 3/1/14 and ends 2/29/16. Street parking for the second car. Small to medium sized dogs are allowed. Walkways and decks are being replaced throughout complex. Parking spot is flexible. Super will assign space.

20. 2014-04-30
    historical Pending 654-char remark

    Show marketing remark (654 chars)

    Nestled in a quiet neighborhood, this spacious two bedroom/two bathroom unit has hardwood floors and new bathrooms. The large living room has a door to a deck. The kitchen has new stainless steel appliances. Both bedrooms have double California closets. Just a short walk to stores. There is additional storage space available in the basement. The monthly maintenance does not reflect the STAR reduction of $1627. The assessment of $44.98 began 3/1/14 and ends 2/29/16. Street parking for the second car. Small to medium sized dogs are allowed. Walkways and decks are being replaced throughout complex. Parking spot is flexible. Super will assign space.

21. 2014-04-29
    price $259,000 654-char remark

    Show marketing remark (654 chars)

    Nestled in a quiet neighborhood, this spacious two bedroom/two bathroom unit has hardwood floors and new bathrooms. The large living room has a door to a deck. The kitchen has new stainless steel appliances. Both bedrooms have double California closets. Just a short walk to stores. There is additional storage space available in the basement. The monthly maintenance does not reflect the STAR reduction of $1627. The assessment of $44.98 began 3/1/14 and ends 2/29/16. Street parking for the second car. Small to medium sized dogs are allowed. Walkways and decks are being replaced throughout complex. Parking spot is flexible. Super will assign space.

22. 2014-03-21
    listed $259,000 Active 654-char remark

    Show marketing remark (654 chars)

    Nestled in a quiet neighborhood, this spacious two bedroom/two bathroom unit has hardwood floors and new bathrooms. The large living room has a door to a deck. The kitchen has new stainless steel appliances. Both bedrooms have double California closets. Just a short walk to stores. There is additional storage space available in the basement. The monthly maintenance does not reflect the STAR reduction of $1627. The assessment of $44.98 began 3/1/14 and ends 2/29/16. Street parking for the second car. Small to medium sized dogs are allowed. Walkways and decks are being replaced throughout complex. Parking spot is flexible. Super will assign space.

23. 2014-03-21
    listed $259,000

    Show marketing remark (654 chars)

    Nestled in a quiet neighborhood, this spacious two bedroom/two bathroom unit has hardwood floors and new bathrooms. The large living room has a door to a deck. The kitchen has new stainless steel appliances. Both bedrooms have double California closets. Just a short walk to stores. There is additional storage space available in the basement. The monthly maintenance does not reflect the STAR reduction of $1627. The assessment of $44.98 began 3/1/14 and ends 2/29/16. Street parking for the second car. Small to medium sized dogs are allowed. Walkways and decks are being replaced throughout complex. Parking spot is flexible. Super will assign space.

24. 2014-03-15
    price $232,500
25. 2009-10-06
    soldstatus $232,500 Sold
26. 2009-08-12
    historical Pending
27. 2009-08-12
    price $249,000
28. 2009-06-26
    listed $249,000
29. 2009-06-15
    historical
30. 2009-02-27
    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 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,201
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,216
• − Management: −$5,216
• − HOA: −$17,892
• − Depreciation: −$13,091
• Taxable loss: −$10,421
• Est. tax savings @ 24.0%: +$2,501
• After-tax cash flow: $-1,200/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): 40,207
• Household income: $250,001
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 560.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Asian 20% Hispanic / Latino 8% Two or more races 7% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 8% Chinese 6% Spanish 5%

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: ▼ -851.83%
• Current HPI: 283.4725
• 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

+80.7% since first listed

17 events — show timeline

• 2025-11-18 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-11 Rental Removed $3,400 ONEKEY
• 2025-02-17 Listed for Rent $3,400 ONEKEY
• 2014-07-14 Sold (MLS) $245,000 OneKey® MLS as Distributed by MLS Grid
• 2014-07-14 Sold (MLS) $245,000 HGMLS
• 2014-07-14 Price Changed $245,000 HGMLS
• 2014-04-30 Contingent — HGMLS
• 2014-04-29 Price Changed $259,000 HGMLS
• 2014-03-21 Listed $259,000 HGMLS
• 2014-03-21 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $232,500 HGMLS
• 2009-10-06 Sold (MLS) $232,500 HGMLS
• 2009-08-12 Contingent — HGMLS
• 2009-08-12 Price Changed $249,000 HGMLS
• 2009-06-26 Listed $249,000 HGMLS
• 2009-06-15 Delisted — HGMLS
• 2009-02-27 Listed — HGMLS