699 Palisade Ave · Yonkers, NY 10703

$739,000

4 bd · 2.0 ba · 2,258 sqft · MultiFamily public records · 15 Days on market

Built 1898 9,583 sqft lot $327/sqft · 50% below area Est $1474k · 50% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Cash flow +8.1/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Prime Opportunity in Northwest Yonkers / Homecrest – Two-Family Colonial. Location truly is everything! This spacious two-family Colonial sits on an oversized 50 x 190 lot - offering both comfortable living and excellent investment potential. The first floor features 2 well-sized bedrooms, a large eat-in kitchen, and a bright dining area with direct access to the backyard—perfect for everyday living and entertaining. The second floor offers a welcoming entryway, a modern kitchen with an island, and a generous dining area with sliding glass doors leading to a private deck overlooking the yard. This level also includes 2 bedrooms, a versatile office/den, and a full bathroom. Outsi

Key facts

• 9,583 sq ft lot
• Built 1898
• Listed 15 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity connected (Con-Edison); Public sewer; Water connected; Public trash collection
• Home design: Duplex
• Construction: Other construction materials; Partially finished attic; Full basement with storage
• Exterior features: Back yard fencing; Deck; Patio; Not waterfront

Interior

• Kitchen: Eat-in kitchen with island; Pantry
• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Oil heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Entrance foyer; Kitchen island; Pantry; Storage; Washer/dryer hookup
• Laundry & utility: Laundry located in basement; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $739k.

Deal economics

• At list price, monthly cash flow is $-730 ($-9k/yr) — negative. Per door: $-365/mo.
• To cash-flow at today's rent, offer at most $633k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $554k (25.0% below list).
• Recommended offer: $554k (25.0% below list) — sets the bar for 1% rule.

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: 76 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $5,541/mo this rent would consume 74% of the median local household income ($90k/yr) (locally 1216% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 15 days — a 2% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $554,100 (25.0% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $1,473,910
• List price: $739,000
• Delta: -49.86%
• 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
764 Warburton Ave	0.36mi	4/2.0	2,100 (-7%)	4mo	$680,000	$324	68
41 Portland Pl	0.44mi	4/2.0	2,376 (+5%)	5mo	$750,000	$316	66
326 Roberts Ave	0.44mi	5/2.0 (+1)	2,420 (+7%)	2mo	$560,000	$231	61
372 Sommerville Pl	0.46mi	5/2.0 (+1)	2,380 (+5%)	6mo	$900,000	$378	60
69 Shonnard Pl	0.44mi	3/3.0 (-1)	2,231 (-1%)	13mo	$650,000	$291	58
25 Meadowbrook Pl	0.50mi	4/4.0	2,160 (-4%)	6mo	$750,000	$347	56
67 Shonnard Pl	0.44mi	3/3.0 (-1)	2,050 (-9%)	11mo	$705,000	$344	46
167/169 Bolmer Ave	0.56mi	5/2.0 (+1)	1,988 (-12%)	6mo	$900,000	$453	44
312 Edwards Pl	0.61mi	4/2.5	2,052 (-9%)	13mo	$750,000	$365	43
237 Woodland Ave	0.58mi	4/2.0	1,958 (-13%)	9mo	$775,000	$396	43
310 Edwards Pl	0.62mi	4/2.5	2,052 (-9%)	19mo	$699,000	$341	38
184 AKA 188 Woodland Ave	0.67mi	4/2.0	1,924 (-15%)	10mo	$759,000	$394	36

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: -23.4%
• Equity multiple: 0.20×
• Total profit: $-166,139
• Equity at exit: $110,187

10-year hold

• IRR: -18.2%
• Equity multiple: 0.01×
• Total profit: $-204,173
• Equity at exit: $63,895

Cash invested: $206,920 (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 10703

• Home prices YoY: -13.2%
• Active inventory: 76
• Price-to-rent: 22.2×

Monthly cashflow live

• Estimated rent: $5,541 high
• Mortgage (P&I): −$3,875
• Tax est. 1.5%: −$924 /mo · $11,085/yr
• Insurance: −$308
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,164
• Net cashflow: $-730

Break-even live

Break-even rent $6,465

Max offer price $633,415

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-474	+0% $-730	+5% $-985	+10% $-1,240
Rent	-10% $-1,167	-5% $-949	+0% $-730	+5% $-511	+10% $-292
Rate	-1.0pp $-358	-0.5pp $-542	base $-730	+0.5pp $-921	+1.0pp $-1,116

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,542
Total (2 units)			$5,541

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: $184,750
• Closing costs: $22,170
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Colgate Ave Yonkers, NY	3.0	1.0	2704	$3,300	$1.22	44d	1	0.16mi
156 Bellevue Pl Yonkers, NY	4.0	2.0	2613	$4,500	$1.72	44d	1	0.47mi
47 Lincoln Ter Yonkers, NY	3.0	2.0	1700	$4,300	$2.53	4d	1	0.69mi
82 Morningside Ave Unit 2 Yonkers, NY	3.0	2.5	1734	$4,000	$2.31	44d	1	0.85mi
82 Morningside Ave Unit 1 Yonkers, NY	3.0	3.5	1734	$4,000	$2.31	25d	1	0.85mi
164 Rossiter Ave Yonkers, NY	5.0	3.0	3080	$5,300	$1.72	2d	1	0.90mi
15 Potomac St Yonkers, NY	3.0	2.5	2500	$4,500	$1.80	44d	1	0.91mi
50 Vineyard Ave Yonkers, NY	3.0	4.0	2400	$6,000	$2.50	19d	1	1.15mi
11 Lafayette Pl #1 Yonkers, NY	3.0	1.0	2320	$3,250	$1.40	44d	1	1.43mi
11 Lafayette Pl Unit 2 Yonkers, NY	3.0	1.0	2320	$3,100	$1.34	44d	1	1.43mi

Listing history 2 events

1. 2026-05-12
   status Active 1114-char remark
2. 2026-04-30
   listed $739,000 Active 1114-char remark

ⓘ 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 ≥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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,492
• − Mortgage interest: −$41,395
• − Property taxes: −$11,085
• − Insurance: −$3,695
• − Repairs & maintenance: −$5,319
• − Management: −$5,319
• − Depreciation: −$21,498
• Taxable loss: −$21,820
• Est. tax savings @ 24.0%: +$5,237
• After-tax cash flow: $-3,519/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: 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): 22,586
• Household income: $89,773
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1216.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 43% White 30% Black 19% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Dominican 13%
• Common ancestry: Romanian 4% Russian 2% Subsaharan African 1%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 37% Other Indo-European 5% Russian/Polish/Slavic 2%

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: ▼ -47.22%
• Current HPI: 311.0396
• 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

3 events — show timeline

• 2026-05-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $739,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-24.7%/yr

Latest (2025): $1,344 · +0.9% YoY. Source: county tax records.