2 Sadore Ln Unit 5F · Yonkers, NY 10710

$250,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 11 Days on market

Built 1958 Fair condition

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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).

• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Cash flow +6.0/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

LARGE TWO BED, TWO FULL BATH COOP UNIT * * MORNING SUN * * CASH OFFERS ONLY * * MOTIVATED SELLER, BRING YOUR OFFERS * * UNIT NEEDS RENOVATION * * PLENTY OF CLOSETS * * AMENITIES INCLUDE OLYMPIC SWIMMING POOL * * COURTYARDS WITH THREE PLAYGROUNDS AND SITTING AREA * * IT IS CENTRALLY LOCATED AND CLOSE TO BUS, INCLUDING EXPRESS TO MANHATTAN, HIGHWAYS, SHOPS, RESTAURANTS, PARKS AND SCHOOLS * * ABOUT 20-MINUTE WALK TO TUCKAHOE METRO NORTH * * FINANCIALLY SOUND COOP WITH ONE OF THE MOST REASONABLE MONTHLY MAINTENANCE OF $996.60, WHICH DOES NOT REFLECT STAR EXEMPTION * * MONTHLY MAINTENANCE INCLUDES COOKING GAS, HEAT, HOT WATER AND TAXES * * ONE ASSIGNED PARKIN

Key facts

• Plenty of closets
• Centrally located
• Parking

Tags

• PLENTY OF CLOSETS
• OLYMPIC SWIMMING POOL
• CENTRALLY LOCATED
• ONE ASSIGNED PARKING SPOT

Property features AI

Finance

• Other: Directions note: please use GPS and park on the street; Located in Westchester County; Community features include playground and pool
• HOA & community: Building amenities include a park and elevator(s); Association fee includes gas, heat, and hot water

Exterior

• Parking: Assigned parking (1 space); Parking fee applies
• Security: Fire escape; Key card entry; Smoke detectors; Video cameras
• Utilities: Electric service: Con-Edison; Public sewer; Public trash collection
• Home design: Stock cooperative; 7-story building; One level unit; Facing/entry level: 5
• Construction: Brick construction
• Exterior features: Brick construction; Near public transit; Near schools; Near shops; In-ground pool

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Entry level: 5
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Oil heating; Radiant heating; Wall/window AC unit(s)
• Interior features: Ceiling fan(s); Elevator; Formal dining area; Entrance foyer; Granite counters; Walk-through kitchen; Finished basement; No dogs allowed (pet restriction)
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $250,000 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 $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-548 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 4.0% vs local median 5.4% in Yonkers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 68/100 on livability (#528 in NY) — a middle-class / working-renter tenant base. Strengths: employment A, commute B; Watch: amenities F, cost of living F.
• Yonkers City School District (suburban): math 41% / reading 54% proficiency, ranked #413 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Yonkers Early Childhood Academy (327 students, 72% FRL); Yonkers Middle School (math 17% / reading 37%, grade F, #587 of 729 statewide, top 81%, 601 students, 88% FRL); Yonkers High School (math 92% / reading 88%, grade A+, #238 of 1,100 statewide, top 23%, 1,060 students, 76% FRL) — zoned schools average 79% FRL vs 64% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 166 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 32% of the median local income ($109k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 36% of rent; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $250,000

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 1.15% ✓
• Cap rate: 3.98%
• Cash-on-cash: -8.25%
• DSCR: 0.63
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -32.5%
• Equity multiple: -0.07×
• Total profit: $-74,675
• Equity at exit: $37,276

10-year hold

• IRR: -35.9%
• Equity multiple: -0.53×
• Total profit: $-107,036
• Equity at exit: $21,615

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 5 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City Yonkers: 5 Strongly Tenant-Friendly · D+20

Westchester rent guidelines board.

Methodology + full state rankings →

ZIP-level market 10710

• Active inventory: 166
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,875 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$1,025
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-548

Break-even live

Break-even rent $3,569

Max offer price $170,758

Occupancy floor —

Sensitivity live

Price	-10% $-375	-5% $-461	+0% $-548	+5% $-634	+10% $-720
Rent	-10% $-775	-5% $-661	+0% $-548	+5% $-434	+10% $-320
Rate	-1.0pp $-422	-0.5pp $-484	base $-548	+0.5pp $-612	+1.0pp $-678

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	18d	1	0.04mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	45d	1	0.35mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	45d	1	0.41mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	15d	1	0.55mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	45d	1	0.56mi
70 Roundhill Dr Yonkers, NY	2.0	1.0	775	$3,200	$4.13	45d	1	0.73mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	9d	1	0.75mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	12d	1	0.75mi
355 Bronxville Rd Bronxville, NY	3.0	2.0	968	$3,400	$3.51	26d	1	0.77mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$4,600	$5.51	3d	21	0.78mi
70 Lake Ave Unit 1 Tuckahoe, NY	3.0	2.5	1200	$4,995	$4.16	13d	1	0.84mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$4,600	$5.61	9d	14	0.85mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	14d	1	0.87mi
11 Oak Ave Unit 1 Bronxville, NY	3.0	2.0	1400	$4,300	$3.07	45d	1	0.88mi
7 Oak Ave Tuckahoe, NY	2.0	1.0	1200	$2,500	$2.08	45d	1	0.88mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	13d	1	0.93mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	23d	1	0.99mi
50 Columbus Ave Apt 909 Tuckahoe, NY	2.0	2.0	871	$3,800	$4.36	0d	1	1.00mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	13d	1	1.01mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	6d	1	1.02mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	45d	1	1.06mi
156 Wallace St Unit 1 Tuckahoe, NY	2.0	2.0	1300	$3,300	$2.54	26d	1	1.09mi
60 Washington St Unit 2 Tuckahoe, NY	3.0	2.0	1500	$4,800	$3.20	26d	1	1.16mi
54 Washington St Unit 2nd Floor Tuckahoe, NY	3.0	2.0	1250	$3,900	$3.12	8d	1	1.17mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	26d	1	1.24mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	21d	1	1.24mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	45d	1	1.25mi
433 Palmer Rd Unit Second Fl Yonkers, NY	3.0	1.5	1400	$3,500	$2.50	45d	1	1.26mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	16d	1	1.27mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	45d	1	1.33mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	26d	1	1.34mi
246 Stone Ave Yonkers, NY	3.0	1.0	900	$3,300	$3.67	6d	1	1.41mi
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	45d	1	1.46mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	45d	1	1.46mi
4 Fowler Ave Unit 1 floor Yonkers, NY	2.0	1.0	1400	$2,700	$1.93	45d	1	1.49mi

HOA detail condo

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

Listing history 7 events

1. 2026-06-21
   days on market $250,000 Active 11 DOM
2. 2026-06-18
   days on market $250,000 Active 8 DOM
3. 2026-06-17
   days on market $250,000 Active 7 DOM
4. 2026-06-16
   days on market $250,000 Active 6 DOM
5. 2026-06-15
   days on market $250,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $250,000 Active 3 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 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: $34,504
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$2,048
• − Repairs & maintenance: −$2,760
• − Management: −$2,760
• − HOA: −$12,300
• − Depreciation: −$7,273
• Taxable loss: −$10,391
• Est. tax savings @ 24.0%: +$2,494
• After-tax cash flow: $-4,078/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 · 8 photos

Fair 45/100 Moderate rehab

This property requires significant exterior and interior renovations to improve its condition and value. The satellite image shows a large, multi-story building in need of exterior repairs, while the listing photos indicate dated interiors and worn-out flooring and appliances. Upgrading the exterior and interior will significantly enhance the property's appeal and value.

Repairs flagged

• Major exterior walls — Significant wear and tear visible in the satellite image.
• Major roof — Significant wear and tear visible in the satellite image.
• Major flooring — Worn-out flooring in the listing photos.
• Major appliances — Outdated appliances and fixtures in the listing photos.

Value-add opportunities

• Both exterior renovation — Improving the exterior will enhance curb appeal and attract potential buyers/tenants.
• Both interior updates — Updating the interior will make the unit more appealing and increase its value.
• Both new flooring — Replacing worn-out flooring will improve the overall condition and appearance of the unit.
• Both new appliances — Upgrading appliances will make the unit more modern and attractive to potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior walls · Significant wear and tear visible in the satellite image.	Major	$15,000–50,000
roof · Significant wear and tear visible in the satellite image.	Major	$15,000–50,000
flooring · Worn-out flooring in the listing photos.	Major	$15,000–50,000
appliances · Outdated appliances and fixtures in the listing photos.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior renovation — Improving the exterior will enhance curb appeal and attract potential buyers/tenants. ↑
• Both interior updates — Updating the interior will make the unit more appealing and increase its value. ↑
• Both new flooring — Replacing worn-out flooring will improve the overall condition and appearance of the unit. ↑
• Both new appliances — Upgrading appliances will make the unit more modern and attractive to potential buyers/tenants. ↑

ⓘ 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: Yonkers City School District
• NCES district ID: 3631920
• Math proficiency: 41% ▼ -1.00%
• Reading proficiency: 54% ▲ 14.00%
• Median HH income: $58,042
• Composite: 41.43/100
• National rank: #3471
• State rank: #413 of 590 in NY

Livability — Yonkers

• Score: 68/100
• State rank: #528
• US rank: #9394

Category grades

Amenities F Commute B Cost of living F Crime B- Employment A Housing B- Health & safety B- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yonkers, NY
• County: Westchester County · 709,332 people
• City population: 212,407
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,855
• Household income: $108,845
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 920.0

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: White 39% Hispanic / Latino 30% Black 14% Two or more races 12% Asian 11% Native American 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9% Dominican 9%
• Common ancestry: Romanian 2% Scotch-Irish 1% Hispanic 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 64% English-only · Spanish 18% Other Indo-European 6% Other Asian/Pacific 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: ▼ -622.30%
• Current HPI: 297.1704
• 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

1 event — show timeline

• 2026-06-09 Listed $250,000 OneKey® MLS as Distributed by MLS Grid