43 Sedgwick Ave · Yonkers, NY 10705

$529,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 406 Days on market

Built 1956 9,148 sqft lot $484/sqft · 25% below area Est $705k · 25% under ↓ 12% since listing

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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 +8.8/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor’s dream! This single-family home sits on a rare double lot, offering exceptional potential for expansion or development. Whether you’re looking to renovate, build, or hold, this property is a smart addition to any portfolio. Don’t miss this unique opportunity with endless upside.

Key facts

• Double lot
• 9,148 sq ft lot
• Built 1956

Tags

• DOUBLE LOT
• POTENTIAL FOR EXPANSION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $529k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $451k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (36.0% below list).
• Recommended offer: $339k (36.0% 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.
• Market conditions: Rents rising fast (+9.0%/yr); 87 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $3,385/mo this rent would consume 60% of the median local household income ($68k/yr) (locally 2783% 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 $4k of loan paydown is wiped out by about $16k 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 406 days — a 12% lower offer ($466k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $70k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $338,522 (36.0% 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 406 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.64% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.56%
• DSCR: 0.84
• GRM: 13.0

CMA / ARV

• ARV (median comp): $704,609
• List price: $529,000
• Delta: -24.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Tibbetts Rd	0.04mi	2/1.0 (-1)	992 (-9%)	4mo	$425,000	$428	75
84 Courter Ave	0.37mi	3/1.5	1,068 (-2%)	6mo	$615,000	$576	72
47 aka 45 Courter Ave	0.35mi	2/1.0 (-1)	1,073 (-2%)	24mo	$560,000	$522	56
39 Mccollom Pl	0.57mi	3/2.0	1,178 (+8%)	2mo	$577,000	$490	54
218 Sedgwick Ave	0.37mi	3/1.5	1,200 (+10%)	14mo	$655,000	$546	53
22 Delano Ave	0.55mi	2/2.0 (-1)	1,119 (+2%)	11mo	$580,000	$518	52
33 Linn Pl	0.56mi	3/1.0	1,200 (+10%)	10mo	$655,000	$546	49
244 Tibbetts Rd	0.47mi	3/2.0	936 (-14%)	3mo	$410,000	$438	48
26 Linn Pl	0.60mi	3/2.0	1,215 (+11%)	14mo	$605,000	$498	38
28 Wolffe St	0.64mi	2/1.5 (-1)	1,000 (-8%)	16mo	$445,000	$445	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.35×
• Total profit: $-96,121
• Equity at exit: $78,876

10-year hold

• IRR: -3.4%
• Equity multiple: 0.73×
• Total profit: $-39,486
• Equity at exit: $45,738

Cash invested: $148,120 (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 10705

• Rents YoY: 9.0%
• Active inventory: 87
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $3,385 high
• Mortgage (P&I): −$2,774
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$220
• HOA: −$0
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $-440

Break-even live

Break-even rent $3,942

Max offer price $451,314

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-290	+0% $-440	+5% $-589	+10% $-739
Rent	-10% $-707	-5% $-573	+0% $-440	+5% $-306	+10% $-172
Rate	-1.0pp $-173	-0.5pp $-305	base $-440	+0.5pp $-577	+1.0pp $-716

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: $132,250
• Closing costs: $15,870
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	24d	1	0.30mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	13d	1	0.30mi
52 Lewis Pkwy Unit 1545731P Yonkers, NY	3.0	2.0	1496	$5,806	$3.88	17d	1	0.43mi
497 Van Cortlandt Park Ave Yonkers, NY	4.0	1.0	1200	$3,500	$2.92	45d	1	0.69mi
106 McLean Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	45d	1	0.76mi
116 Alexander Ave Yonkers, NY	2.0	2.0	1200	$3,000	$2.50	1d	1	0.95mi
80 Elliott Ave Unit 3rd Floor Yonkers, NY	4.0	1.0	1500	$4,100	$2.73	45d	1	1.09mi
14 Chamberlain Ave Unit 1 Yonkers, NY	2.0	2.0	1150	$4,200	$3.65	12d	1	1.13mi
135 Wakefield Ave Yonkers, NY	2.0	1.0	850	$3,000	$3.53	45d	2	1.27mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	26d	1	1.35mi
36 Dunwoodie St Unit 1 Yonkers, NY	3.0	1.0	1300	$3,500	$2.69	45d	1	1.38mi
16 Pier St Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	18d	1	1.39mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	26d	1	1.43mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	45d	1	1.43mi
39 Spruce St Unit 1 Yonkers, NY	3.0	1.5	920	$3,300	$3.59	45d	1	1.43mi
65 Caroline Ave Unit 1L Yonkers, NY	3.0	1.0	1050	$2,700	$2.57	45d	1	1.43mi
52 Groshon Ave Apt 2N Yonkers, NY	3.0	1.0	1000	$2,469	$2.47	45d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $529,000 Active 406 DOM
2. 2026-06-18
   days on market $529,000 Active 403 DOM
3. 2026-06-17
   days on market $529,000 Active 402 DOM
4. 2026-06-16
   days on market $529,000 Active 401 DOM
5. 2026-06-15
   days on market $529,000 Active 400 DOM
6. 2026-06-13
   days on market $529,000 Active 398 DOM
7. 2026-06-10
   days on market $529,000 Active 394 DOM
8. 2026-06-04
   days on market $529,000 Active 391 DOM
9. 2026-06-03
   days on market $529,000 Active 390 DOM
10. 2026-06-02
    days on market $529,000 Active 389 DOM
11. 2026-06-01
    days on market $529,000 Active 388 DOM
12. 2026-05-31
    days on market $529,000 Active 387 DOM
13. 2025-12-09
    status Active 307-char remark

    Show marketing remark (307 chars)

    Investor’s dream! This single-family home sits on a rare double lot, offering exceptional potential for expansion or development. Whether you’re looking to renovate, build, or hold, this property is a smart addition to any portfolio. Don’t miss this unique opportunity with endless upside.

14. 2025-12-06
    historical 307-char remark

    Show marketing remark (307 chars)

    Investor’s dream! This single-family home sits on a rare double lot, offering exceptional potential for expansion or development. Whether you’re looking to renovate, build, or hold, this property is a smart addition to any portfolio. Don’t miss this unique opportunity with endless upside.

15. 2025-08-09
    price $529,000 307-char remark

    Show marketing remark (307 chars)

    Investor’s dream! This single-family home sits on a rare double lot, offering exceptional potential for expansion or development. Whether you’re looking to renovate, build, or hold, this property is a smart addition to any portfolio. Don’t miss this unique opportunity with endless upside.

16. 2025-08-09
    status Active 307-char remark

    Show marketing remark (307 chars)

    Investor’s dream! This single-family home sits on a rare double lot, offering exceptional potential for expansion or development. Whether you’re looking to renovate, build, or hold, this property is a smart addition to any portfolio. Don’t miss this unique opportunity with endless upside.

17. 2025-08-05
    historical 307-char remark

    Show marketing remark (307 chars)

    Investor’s dream! This single-family home sits on a rare double lot, offering exceptional potential for expansion or development. Whether you’re looking to renovate, build, or hold, this property is a smart addition to any portfolio. Don’t miss this unique opportunity with endless upside.

18. 2025-05-02
    listed $599,000 Active 307-char remark

    Show marketing remark (307 chars)

    Investor’s dream! This single-family home sits on a rare double lot, offering exceptional potential for expansion or development. Whether you’re looking to renovate, build, or hold, this property is a smart addition to any portfolio. Don’t miss this unique opportunity with endless upside.

ⓘ 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: $1,434 · $120/mo
• Projected year-2 tax: $5,187 · $432/mo
• Expected delta: +$3,753/yr (+$313/mo · 261.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 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: $40,623
• − Mortgage interest: −$29,632
• − Property taxes: −$1,434
• − Insurance: −$2,645
• − Repairs & maintenance: −$3,250
• − Management: −$3,250
• − Depreciation: −$15,389
• Taxable loss: −$14,978
• Est. tax savings @ 24.0%: +$3,595
• After-tax cash flow: $-1,682/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): 38,887
• Household income: $67,918
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 2783.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 62% White 17% Two or more races 16% Black 12% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 9% Dominican 27%
• Common ancestry: Scotch-Irish 1% Romanian 1%
• Foreign-born: 40% · Canada, Jamaica, South Korea
• Languages at home: 39% English-only · Spanish 51% Other Indo-European 3% Other Asian/Pacific 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: ▼ -368.22%
• Current HPI: 314.1777
• Rent YoY: ▲ 9.00%
• 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

-11.7% since first listed

6 events — show timeline

• 2025-12-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-09 Price Changed $529,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-02 Listed $599,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-30.3%/yr

Latest (2025): $1,434 · -19.9% YoY. Source: county tax records.