173 Elm St · Yonkers, NY 10701

$950,000

8 bd · 3.0 ba · 3,196 sqft · MultiFamily public records · 9 Days on market

Built 1893 2,178 sqft lot Est $777k · 22% over

---

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).

• Cash flow +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

CALLING ALL INVESTORS! Extended family homeowners! Do not miss this turnkey, high-yield opportunity in the heart of Yonkers! This massive, impeccably well-maintained Triplex is the ultimate addition to your portfolio or the perfect live-in income producer. Featuring three expansive, sun-drenched apartments—each boasting an identical, highly rentable layout of 3 spacious bedrooms, 1 full bathroom, and an oversized eat-in kitchen and living area Incredible value-add upgrades include newer windows throughout for maximum energy efficiency, TENANTS PAY ALL UTILITIES, and a rare premium bonus: a 3-car attached garage paired with a massive driveway providing ample off-street parking! The pro

Key facts

• Massive driveway
• Energy efficiency
• 2,178 sq ft lot

Tags

• MASSIVE DRIVEWAY
• FULLY FINISHED BASEMENT
• ENERGY EFFICIENCY

Property features AI

Finance

• Financial info: Tax year 2025

Exterior

• Parking: 3 total parking spaces; Attached garage; On-street parking; Other parking options
• Utilities: Con-Edison electric service; Public sewer; Cable available; Electricity connected; Phone available; Sewer connected; Public trash collection; Water connected
• Home design: Triplex; Total building area approximately 3196; Not waterfront
• Construction: Block construction
• Exterior features: Exterior lighting; Other exterior features

Interior

• Kitchen: Eat-in kitchen; Open kitchen; Pantry; Walk-through kitchen
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring; Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; Oil heating; Radiant heating
• Interior features: First-floor bedroom; First-floor full bath; Built-in features; Crown molding; Eat-in kitchen; Entrance foyer; Formal dining room; High ceilings; Open floor plan; Open kitchen; Original details; Pantry; Primary bathroom; Master bedroom on main level; Storage; Walk-through kitchen; Walk-in closet(s)
• Laundry & utility: Finished basement (utility/laundry space possible)

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $596/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $930k (2.1% below list).
• Recommended offer: $930k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 8.6% vs local median 5.3% in Yonkers — 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 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: Rents rising fast (+4.4%/yr); 185 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $9,298/mo this rent would consume 172% of the median local household income ($65k/yr) (locally 6045% 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 $7k of loan paydown is wiped out by about $28k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y 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 $608k; list at $950k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1893 — 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 $929,800 (2.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $776,628
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Oak St	0.08mi	9/3.0 (+1)	3,287 (+3%)	17mo	$800,000	$243	73
83 Alta Ave	0.67mi	8/—	3,200 (+0%)	4mo	$825,000	$258	66
59 Park Hill Ave	0.35mi	9/4.0 (+1)	3,240 (+1%)	11mo	$899,000	$277	63
242 Elm St	0.20mi	9/3.0 (+1)	3,630 (+14%)	8mo	$746,000	$206	57
198 Elm St	0.07mi	9/3.0 (+1)	2,772 (-13%)	19mo	$665,000	$240	54
9 Van Buren St	0.33mi	9/3.0 (+1)	2,763 (-14%)	16mo	$655,000	$237	44

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 · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-27,300
• Equity at exit: $141,648

10-year hold

• IRR: 8.3%
• Equity multiple: 1.66×
• Total profit: $176,646
• Equity at exit: $82,139

Cash invested: $266,000 (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 10701

• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 25.5×

Monthly cashflow live

• Estimated rent: $9,298 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$179 /mo · $2,145/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,953
• Net cashflow: $1,789

Break-even live

Break-even rent $7,034

Max offer price $950,000

Occupancy floor 76%

Sensitivity live

Price	-10% $2,327	-5% $2,058	+0% $1,789	+5% $1,520	+10% $1,251
Rent	-10% $1,054	-5% $1,422	+0% $1,789	+5% $2,156	+10% $2,523
Rate	-1.0pp $2,267	-0.5pp $2,031	base $1,789	+0.5pp $1,543	+1.0pp $1,292

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$9,297
Total (3 units)			$9,298

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 Kingston Ave Unit 2 Yonkers, NY	7.0	5.0	3000	$3,600	$1.20	0d	1	1.49mi

Listing history 7 events

1. 2026-06-21
   days on market $950,000 Active 9 DOM
2. 2026-06-18
   days on market $950,000 Active 6 DOM
3. 2026-06-17
   days on market $950,000 Active 5 DOM
4. 2026-06-16
   days on market $950,000 Active 4 DOM
5. 2026-06-15
   days on market $950,000 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $950,000 Active 1 DOM

ⓘ 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: $2,145 · $179/mo
• Projected year-2 tax: $9,100 · $758/mo
• Expected delta: +$6,955/yr (+$580/mo · 324.2%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $111,576
• − Mortgage interest: −$53,215
• − Property taxes: −$2,145
• − Insurance: −$4,750
• − Repairs & maintenance: −$8,926
• − Management: −$8,926
• − Depreciation: −$27,636
• Taxable income: $5,978
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $20,032/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): 70,676
• Household income: $64,776
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6045.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% White 21% Black 21% Two or more races 18% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 9% Dominican 19%
• Common ancestry: Romanian 1% Russian 1% Subsaharan African 1%
• Foreign-born: 35% · Canada, Jamaica, South Korea
• Languages at home: 45% English-only · Spanish 42% Other Indo-European 3% Arabic 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: ▼ -373.14%
• Current HPI: 332.0999
• Rent YoY: ▲ 4.39%
• 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

+495.6% since first listed

11 events — show timeline

• 2026-06-12 Listed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2019-09-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-11-15 Sold (Public Records) $607,700 Public Records
• 2018-09-12 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-08-07 Listed $625,000 OneKey® MLS as Distributed by MLS Grid
• 2008-09-26 Delisted — HGMLS
• 2007-11-26 Listed — HGMLS
• 2006-08-28 Delisted — HGMLS
• 2006-02-05 Listed — HGMLS
• 2000-05-24 Sold (Public Records) $159,500 Public Records
• 1999-03-02 Listed — HGMLS

Property tax history

-23.1%/yr

Latest (2025): $2,145 · +0.7% YoY. Source: county tax records.