61 White Oak St Unit 3A · New Rochelle, NY 10801

$165,000

1 bd · 1.0 ba · 750 sqft · Condo · 156 Days on market

Built 1952 Fair condition $220/sqft · 18% below area Est $202k · 18% under $994/mo HOA · 35% of rent

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Why this score? — see what drove the C+ 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 +15.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Schools +5.7/10.0
• DSCR +4.9/10.0
• 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

Beautiful & Bright One-Bedroom in New Rochelle Welcome to 61 White Oak Street, Unit 3A — a spacious one-bedroom apartment offering abundant natural light in a well-maintained, desirable building. Enjoy convenient on-site amenities including a fully equipped gym and laundry facilities. Parking is available (waitlist).

Key facts

• Laundry facilities
• Fully equipped gym
• $994 HOA

Tags

• FULLY EQUIPPED GYM
• LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-47 ($-560/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (4.1% below list).
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Market conditions: Rents rising (+1.4%/yr); 141 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $5k 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 156 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 27% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; HOA is 35% of rent; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $145,200 (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 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. 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?
8. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
9. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
10. 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.
11. 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.
12. 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: 1.70% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 4.9

CMA / ARV

• ARV (median comp): $202,112
• List price: $165,000
• Delta: -18.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.4%
• Equity multiple: 0.28×
• Total profit: $-33,363
• Equity at exit: $24,602

10-year hold

• IRR: -23.4%
• Equity multiple: -0.02×
• Total profit: $-47,340
• Equity at exit: $14,266

Cash invested: $46,200 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,801 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$994
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-47

Break-even live

Break-even rent $2,860

Max offer price $158,249

Occupancy floor 97%

Sensitivity live

Price	-10% $67	-5% $10	+0% $-47	+5% $-104	+10% $-161
Rent	-10% $-268	-5% $-157	+0% $-47	+5% $64	+10% $175
Rate	-1.0pp $36	-0.5pp $-5	base $-47	+0.5pp $-89	+1.0pp $-133

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 North Ave New Rochelle, NY	2.0	1.0–2.0	869	$3,422	$3.94	0d	10	0.24mi
242 Mayflower Ave Unit 1st floor New Rochelle, NY	1.0	1.0	1000	$3,000	$3.00	0d	1	0.50mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	45d	1	0.58mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	22d	1	0.78mi
11 Park Pl New Rochelle, NY	1.0	1.0	1015	$2,700	$2.66	45d	1	0.80mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	45d	1	0.86mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	45d	1	0.88mi
20 Burling Ln New Rochelle, NY	1.0	1.0	725	$3,110	$4.29	11d	10	0.94mi
10 Commerce Dr New Rochelle, NY	2.0	1.0–2.0	739	$2,952	$3.99	0d	9	0.96mi
120 Stonelea Pl Apt 3M New Rochelle, NY	1.0	1.0	750	$2,300	$3.07	20d	1	0.99mi
110 Stonelea Pl Unit 3B New Rochelle, NY	2.0	1.0	800	$2,650	$3.31	45d	1	1.00mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	45d	1	1.03mi
50 Lecount Pl New Rochelle, NY	1.0	1.0	534	$2,450	$4.59	0d	1	1.09mi
1 Shearwood Pl New Rochelle, NY	2.0	1.0–2.0	818	$3,160	$3.86	0d	29	1.11mi
29 Pratt St Unit 2 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	45d	1	1.13mi
10 Lecount Pl New Rochelle, NY	2.0	1.0–2.0	826	$3,795	$4.59	0d	14	1.19mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	45d	1	1.19mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	14d	1	1.19mi
245 Main St Unit 1 New Rochelle, NY	1.0	1.0	750	$1,750	$2.33	19d	1	1.20mi
40 Memorial Hwy New Rochelle, NY	3.0	1.0–2.0	917	$2,933	$3.20	0d	50	1.20mi
325 Huguenot St New Rochelle, NY	1.0–2.0	1.0–2.0	989	$2,855	$2.89	0d	9	1.22mi
333 Huguenot St New Rochelle, NY	2.0	1.0–2.0	853	$3,562	$4.17	0d	11	1.25mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	6d	1	1.26mi
543 Main St #402 New Rochelle, NY	1.0	1.0	924	$3,000	$3.25	16d	1	1.26mi
12 Church St New Rochelle, NY	2.0	1.0–2.0	770	$3,548	$4.61	0d	49	1.27mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	45d	1	1.31mi
360 Huguenot St New Rochelle, NY	2.0	1.0–2.0	777	$2,966	$3.82	0d	15	1.32mi
55 Clinton Pl New Rochelle, NY	3.0	1.0–2.0	991	$3,734	$3.77	0d	24	1.33mi
46 Locust Ave Unit 2 New Rochelle, NY	2.0	1.0	750	$2,950	$3.93	20d	1	1.33mi
387 Huguenot St New Rochelle, NY	2.0	1.0–2.0	753	$2,808	$3.73	6d	6	1.34mi
1270 North Ave Unit 2L New Rochelle, NY	—	1.0	650	$2,400	$3.69	16d	1	1.36mi
50 Clinton Pl New Rochelle, NY	2.0	1.0–2.0	844	$5,007	$5.93	0d	33	1.36mi
5 Lester Pl Unit 1 Larchmont, NY	2.0	1.0	850	$3,200	$3.76	26d	1	1.38mi
111 Centre Ave New Rochelle, NY	1.0–2.0	1.0–2.0	757	$2,746	$3.63	0d	17	1.40mi
25 Maple Ave New Rochelle, NY	2.0	1.0–2.0	748	$3,054	$4.08	0d	10	1.43mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	8d	1	1.44mi
79 S Division St Unit 3 New Rochelle, NY	2.0	1.0	800	$2,600	$3.25	4d	1	1.48mi

HOA detail condo

• Monthly dues: $994 · $11,928/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $165,000 Active 156 DOM
2. 2026-06-18
   days on market $165,000 Active 153 DOM
3. 2026-06-17
   days on market $165,000 Active 152 DOM
4. 2026-06-16
   days on market $165,000 Active 151 DOM
5. 2026-06-15
   days on market $165,000 Active 150 DOM
6. 2026-06-13
   days on market $165,000 Active 148 DOM
7. 2026-06-09
   days on market $165,000 Active 144 DOM
8. 2026-06-08
   days on market $165,000 Active 143 DOM
9. 2026-06-07
   days on market $165,000 Active 142 DOM
10. 2026-06-04
    days on market $165,000 Active 139 DOM
11. 2026-06-03
    days on market $165,000 Active 138 DOM
12. 2026-06-02
    days on market $165,000 Active 137 DOM
13. 2026-06-01
    days on market $165,000 Active 136 DOM
14. 2026-05-31
    days on market $165,000 Active 135 DOM
15. 2026-04-16
    status Active 329-char remark

    Show marketing remark (329 chars)

    Beautiful & Bright One-Bedroom in New Rochelle Welcome to 61 White Oak Street, Unit 3A — a spacious one-bedroom apartment offering abundant natural light in a well-maintained, desirable building. Enjoy convenient on-site amenities including a fully equipped gym and laundry facilities. Parking is available (waitlist).

16. 2026-04-16
    price $165,000 329-char remark

    Show marketing remark (329 chars)

    Beautiful & Bright One-Bedroom in New Rochelle Welcome to 61 White Oak Street, Unit 3A — a spacious one-bedroom apartment offering abundant natural light in a well-maintained, desirable building. Enjoy convenient on-site amenities including a fully equipped gym and laundry facilities. Parking is available (waitlist).

17. 2026-03-10
    status Pending 329-char remark

    Show marketing remark (329 chars)

    Beautiful & Bright One-Bedroom in New Rochelle Welcome to 61 White Oak Street, Unit 3A — a spacious one-bedroom apartment offering abundant natural light in a well-maintained, desirable building. Enjoy convenient on-site amenities including a fully equipped gym and laundry facilities. Parking is available (waitlist).

18. 2025-12-12
    price $150,000 329-char remark

    Show marketing remark (329 chars)

    Beautiful & Bright One-Bedroom in New Rochelle Welcome to 61 White Oak Street, Unit 3A — a spacious one-bedroom apartment offering abundant natural light in a well-maintained, desirable building. Enjoy convenient on-site amenities including a fully equipped gym and laundry facilities. Parking is available (waitlist).

19. 2025-12-10
    listed $130,000 Active 329-char remark

    Show marketing remark (329 chars)

    Beautiful & Bright One-Bedroom in New Rochelle Welcome to 61 White Oak Street, Unit 3A — a spacious one-bedroom apartment offering abundant natural light in a well-maintained, desirable building. Enjoy convenient on-site amenities including a fully equipped gym and laundry facilities. Parking is available (waitlist).

ⓘ 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 A · 99% 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: $33,613
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$2,328
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − HOA: −$11,928
• − Depreciation: −$4,800
• Taxable loss: −$2,538
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $49/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 · 12 photos

Fair 45/100 Cosmetic rehab

This one-bedroom apartment in New Rochelle is in fair condition with some cosmetic updates needed. It offers a spacious layout and natural light, but improvements to appliances, landscaping, and flooring can significantly increase its value.

Repairs flagged

• Minor Appliances — Appliances appear dated and may need replacement.
• Major Landscaping — Overgrown areas and basic fence suggest lack of maintenance and low curb appeal.

Value-add opportunities

• Resale New appliances — Modern appliances can significantly increase appeal and functionality.
• Rental Landscaping improvements — Well-maintained landscaping can attract tenants and increase rental value.
• Both Paint touch-ups — Fresh paint can improve the home's appearance and make it more appealing to buyers and renters.
• Both New flooring — New flooring can improve the home's appearance and make it more appealing to buyers and renters.
• Both HVAC system inspection — A clean and efficient HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Appliances appear dated and may need replacement.	Minor	$500–3,000
Landscaping · Overgrown areas and basic fence suggest lack of maintenance and low curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale New appliances — Modern appliances can significantly increase appeal and functionality. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract tenants and increase rental value. ↑
• Both Paint touch-ups — Fresh paint can improve the home's appearance and make it more appealing to buyers and renters. ↑
• Both New flooring — New flooring can improve the home's appearance and make it more appealing to buyers and renters. ↑
• Both HVAC system inspection — A clean and efficient HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+26.9% since first listed

5 events — show timeline

• 2026-04-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-12 Price Changed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-10 Listed $130,000 OneKey® MLS as Distributed by MLS Grid