27 Skyview Ln · New Rochelle, NY 10804

$1,150,000

4 bd · 3.0 ba · 2,480 sqft · SingleFamily public records · 38 Days on market

Built 1979 10,019 sqft lot $464/sqft · at area comps Est $1309k · 12% under ↓ 8% since listing

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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 +19.2/30.0
• ARV discount +13.0/15.0
• DSCR +6.1/10.0
• Schools +5.7/10.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and inviting home, perfectly situated on a beautifully landscaped property in the highly sought-after Wykagyl Estate neighborhood. Offering 4 bedrooms and 3 full bathrooms, this residence is ready for you to move in and make it your own. The main level features a bright and expansive living room with a stunning cathedral ceiling, a formal dining room ideal for entertaining, and an eat-in kitchen with sliding glass doors that open to a generous deck overlooking the serene backyard. This level also includes three well-sized bedrooms, two full bathrooms, and gleaming hardwood floors throughout. The lower level provides additional living space with a spacious family roo

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1979

Property features AI

Exterior

• Parking: Attached parking; Driveway parking; Total parking for 10 vehicles; 2-car garage
• Utilities: Con-Edison electric service; Public sewer; Cable, electricity, and water connected
• Home design: Single family residence; Two levels; Full attic
• Construction: Brick, frame, and shingle siding construction; Block and slab foundation
• Exterior features: Back and front yards; Garden; Landscaped grounds; Level lot; Near school; Private setting; Front and rear sprinklers; No waterfront

Interior

• Kitchen: Eat-in kitchen; Electric range; Dishwasher; Refrigerator; Exhaust fan; ENERGY STAR qualified appliances
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: Three full bathrooms
• Heating & cooling: Oil heating; Central air conditioning
• Interior features: First-floor bedroom and full bath; Cathedral ceilings; Chandelier; Double vanity; Eat-in kitchen; Entrance foyer; Formal dining room; His and hers closets; In-law floorplan; Primary bathroom; Storage; Walk-through kitchen; Walk-in closet
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.15M).
• Recommended offer: $1.12M (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: William B Ward Elementary School (math 56% / reading 72%, grade B, #658 of 2,108 statewide, top 31%, 988 students, 33% 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 44% FRL track the district average.
• Market conditions: 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $8k of loan paydown is wiped out by about $34k 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 38 days — a 3% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $1,115,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $1,309,204
• List price: $1,150,000
• Delta: -12.16%
• 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
24 Pamela Ln	0.22mi	3/3.5 (-1)	2,322 (-6%)	3mo	$925,000	$398	70
81 Winding Brook Rd	0.42mi	4/2.0	2,416 (-3%)	8mo	$950,000	$393	66
96 Highridge Rd	0.55mi	4/3.0	2,445 (-1%)	9mo	$1,320,000	$540	65
56 Belleau Ave	0.40mi	4/3.0	2,680 (+8%)	5mo	$1,125,000	$420	64
417 Quaker Ridge Rd	0.14mi	5/3.5 (+1)	2,753 (+11%)	10mo	$1,325,000	$481	59
1 Meadowood Path	0.58mi	4/3.5	2,577 (+4%)	8mo	$1,237,500	$480	58
75 Fenimore Rd	0.58mi	3/3.5 (-1)	2,646 (+7%)	2mo	$1,525,000	$576	53
100 Lord Kitchener Rd	0.57mi	3/2.0 (-1)	2,590 (+4%)	6mo	$1,337,500	$516	52
118 Winding Brook Rd	0.46mi	4/2.5	2,195 (-12%)	8mo	$1,100,000	$501	51
56 Rolling Way	0.29mi	3/3.5 (-1)	2,810 (+13%)	10mo	$1,200,000	$427	49
25 Bonnie Way	0.71mi	4/3.0	2,237 (-10%)	3mo	$2,086,500	$933	48
93 Hillandale Dr	0.73mi	4/3.0	2,652 (+7%)	8mo	$1,300,000	$490	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-107,112
• Equity at exit: $171,469

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $9,228
• Equity at exit: $99,431

Cash invested: $322,000 (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 10804

• Active inventory: 116
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $11,618 medium
• Mortgage (P&I): −$6,031
• Tax from tax record: −$1,427 /mo · $17,124/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,440
• Net cashflow: $1,241

Break-even live

Break-even rent $10,047

Max offer price $1,150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,892	-5% $1,567	+0% $1,241	+5% $916	+10% $590
Rent	-10% $324	-5% $783	+0% $1,241	+5% $1,700	+10% $2,159
Rate	-1.0pp $1,821	-0.5pp $1,534	base $1,241	+0.5pp $943	+1.0pp $640

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 Lord Kitchener Rd New Rochelle, NY	4.0	4.5	3032	$10,000	$3.30	5d	1	0.54mi
19 Bonnie Way Larchmont, NY	4.0	3.0	2700	$14,000	$5.19	12d	1	0.74mi
58 Marion Dr New Rochelle, NY	4.0	3.0	3246	$11,000	$3.39	1d	1	0.94mi

Listing history 15 events

1. 2026-06-18
   days on market $1,150,000 Active 38 DOM
2. 2026-06-17
   days on market $1,150,000 Active 37 DOM
3. 2026-06-16
   days on market $1,150,000 Active 36 DOM
4. 2026-06-15
   days on market $1,150,000 Active 35 DOM
5. 2026-06-13
   days on market $1,150,000 Active 33 DOM
6. 2026-06-09
   days on market $1,150,000 Active 29 DOM
7. 2026-06-08
   days on market $1,150,000 Active 28 DOM
8. 2026-06-07
   days on market $1,150,000 Active 27 DOM
9. 2026-06-04
   days on market $1,150,000 Active 24 DOM
10. 2026-06-03
    days on market $1,150,000 Active 23 DOM
11. 2026-06-02
    days on market $1,150,000 Active 22 DOM
12. 2026-06-01
    days on market $1,150,000 Active 21 DOM
13. 2026-05-31
    days on market $1,150,000 Active 20 DOM
14. 2026-05-12
    listed $1,250,000 Active 1353-char remark
15. 2026-05-11
    historical $1,250,000 1353-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $17,124 · $1,427/mo
• Projected year-2 tax: $18,279 · $1,523/mo
• Expected delta: +$1,156/yr (+$96/mo · 6.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $139,417
• − Mortgage interest: −$64,418
• − Property taxes: −$17,124
• − Insurance: −$5,750
• − Repairs & maintenance: −$11,153
• − Management: −$11,153
• − Depreciation: −$33,455
• Taxable loss: −$3,635
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $15,770/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
• City population: 63,657
• Population (ZIP): 15,228

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 11% Hispanic / Latino 10% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 4% Romanian 3% Italian 2%
• Foreign-born: 15% · Canada, Dominican Republic, Jamaica
• Languages at home: 80% English-only · Spanish 6% Russian/Polish/Slavic 3% Other Indo-European 3%

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: ▼ -819.58%
• Current HPI: 280.9571
• Rent YoY: —
• Metro: —
• 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

-8.0% since first listed

3 events — show timeline

• 2026-05-29 Price Changed $1,150,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Listed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Coming Soon $1,250,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-1.8%/yr

Latest (2025): $17,124 · -17.5% YoY. Source: county tax records.