110 Dehaven Dr #216 · Yonkers, NY 10703

$315,000

2 bd · 1.5 ba · 1,200 sqft · Condo · 18 Days on market

Built 1940 $262/sqft · 6% above area Est $296k · 6% over

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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).

• Cash flow +15.4/30.0
• DSCR +4.7/10.0
• ARV discount +4.7/15.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and bright 2 bedroom corner unit in sought after Cresthaven. EH, dining room, living room, kitchen w/ breakfast room, Master bedroom w/ PR, 2nd. bedroom and a hall bath. Tons of closets, hardwood floors, kitchen and baths are in great condition. Purchaser's monthly maintenance and mortgage cannot exceed 35% of their monthly income. Maintenance does not reflect STAR reduction of $93.27.

Key facts

• Parking
• Community pool
• Built 1940

Property features AI

Finance

• Other: No dogs allowed
• HOA & community: Additional monthly fee of $46 for roof repair

Exterior

• Parking: Assigned parking (1 space); Parking fee $40/month
• Utilities: Public sewer; No additional utilities listed
• Home design: Stock cooperative; Six-story building; Single-level unit; Entry on level 2
• Construction: Brick construction; Full basement
• Exterior features: Brick exterior; Outdoor pool

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Entry level: 2
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Oil heating; No central cooling
• Interior features: Elevator; Outdoor space; Pool/Spa
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (7.6% below list).
• Recommended offer: $291k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.4% in Yonkers — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 29 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 39% of the median local income ($90k/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 $9k 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 18 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $195k; list at $315k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $291,085 (7.6% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $296,360
• List price: $315,000
• Delta: 6.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-43,186
• Equity at exit: $46,968

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-27,366
• Equity at exit: $27,235

Cash invested: $88,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,911 high
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $123

Break-even live

Break-even rent $2,756

Max offer price $315,000

Occupancy floor 91%

Sensitivity live

Price	-10% $340	-5% $232	+0% $123	+5% $14	+10% $-95
Rent	-10% $-107	-5% $8	+0% $123	+5% $238	+10% $353
Rate	-1.0pp $281	-0.5pp $203	base $123	+0.5pp $41	+1.0pp $-42

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Regina Pl Yonkers, NY	3.0	1.0	1200	$3,000	$2.50	45d	1	0.16mi
3 Annmarie Pl Yonkers, NY	3.0	1.0	1200	$3,200	$2.67	7d	1	0.18mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	45d	1	0.34mi
740 Palisade Ave Yonkers, NY	3.0	1.0	1200	$2,900	$2.42	26d	1	0.55mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	5d	1	0.61mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	828	$4,475	$5.40	1d	4	0.62mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	45d	1	0.64mi
287 Mary Lou Ave Unit 2 Yonkers, NY	3.0	2.0	1400	$3,500	$2.50	45d	1	0.66mi
211 Mary Lou Ave #1 Yonkers, NY	2.0	1.0	1138	$2,475	$2.17	17d	1	0.81mi
65 Tower Pl Unit 1st floor Yonkers, NY	2.0	1.0	1400	$3,200	$2.29	45d	1	0.92mi
552 N Broadway Yonkers, NY	2.0	1.0	1300	$2,800	$2.15	45d	1	0.96mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	26d	1	1.00mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	45d	1	1.02mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	45d	1	1.06mi
221 Woodland Ave Yonkers, NY	2.0	1.0	1470	$2,650	$1.80	9d	1	1.09mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	45d	1	1.09mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	45d	1	1.15mi
348 Saw Mill River Rd Unit 2 Yonkers, NY	3.0	1.0	900	$3,200	$3.56	26d	1	1.24mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	17d	1	1.26mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$4,600	$5.61	9d	14	1.29mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	18d	1	1.34mi
4 Fowler Ave Unit 1 floor Yonkers, NY	2.0	1.0	1400	$2,700	$1.93	45d	1	1.36mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	45d	1	1.40mi
53 Prince St Hastings on Hudson, NY	3.0	2.0	1473	$4,500	$3.05	6d	1	1.42mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	45d	1	1.43mi
369 Warburton Ave Unit 4A Yonkers, NY	3.0	1.0	950	$3,500	$3.68	45d	1	1.43mi
90 Rose St Hastings on Hudson, NY	2.0	1.0	1150	$2,800	$2.43	26d	1	1.46mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	45d	1	1.46mi
246 Stone Ave Yonkers, NY	3.0	1.0	900	$3,300	$3.67	6d	1	1.47mi

HOA detail condo

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

Listing history 7 events

1. 2026-05-03
   listed $315,000 Active 1298-char remark
2. 2026-05-02
   historical $315,000 1298-char remark
3. 2014-03-15
   price $195,000 397-char remark

   Show marketing remark (397 chars)

   Spacious and bright 2 bedroom corner unit in sought after Cresthaven. EH, dining room, living room, kitchen w/ breakfast room, Master bedroom w/ PR, 2nd. bedroom and a hall bath. Tons of closets, hardwood floors, kitchen and baths are in great condition. Purchaser's monthly maintenance and mortgage cannot exceed 35% of their monthly income. Maintenance does not reflect STAR reduction of $93.27.

4. 2009-06-08
   historical 397-char remark

   Show marketing remark (397 chars)

   Spacious and bright 2 bedroom corner unit in sought after Cresthaven. EH, dining room, living room, kitchen w/ breakfast room, Master bedroom w/ PR, 2nd. bedroom and a hall bath. Tons of closets, hardwood floors, kitchen and baths are in great condition. Purchaser's monthly maintenance and mortgage cannot exceed 35% of their monthly income. Maintenance does not reflect STAR reduction of $93.27.

5. 2009-06-01
   soldstatus $195,000 397-char remark

   Show marketing remark (397 chars)

   Spacious and bright 2 bedroom corner unit in sought after Cresthaven. EH, dining room, living room, kitchen w/ breakfast room, Master bedroom w/ PR, 2nd. bedroom and a hall bath. Tons of closets, hardwood floors, kitchen and baths are in great condition. Purchaser's monthly maintenance and mortgage cannot exceed 35% of their monthly income. Maintenance does not reflect STAR reduction of $93.27.

6. 2009-03-19
   price $215,000 397-char remark

   Show marketing remark (397 chars)

   Spacious and bright 2 bedroom corner unit in sought after Cresthaven. EH, dining room, living room, kitchen w/ breakfast room, Master bedroom w/ PR, 2nd. bedroom and a hall bath. Tons of closets, hardwood floors, kitchen and baths are in great condition. Purchaser's monthly maintenance and mortgage cannot exceed 35% of their monthly income. Maintenance does not reflect STAR reduction of $93.27.

7. 2008-09-19
   listed $215,000 397-char remark

   Show marketing remark (397 chars)

   Spacious and bright 2 bedroom corner unit in sought after Cresthaven. EH, dining room, living room, kitchen w/ breakfast room, Master bedroom w/ PR, 2nd. bedroom and a hall bath. Tons of closets, hardwood floors, kitchen and baths are in great condition. Purchaser's monthly maintenance and mortgage cannot exceed 35% of their monthly income. Maintenance does not reflect STAR reduction of $93.27.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 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: $34,930
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,794
• − Management: −$2,794
• − Depreciation: −$9,164
• Taxable loss: −$3,767
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $2,376/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

+46.5% since first listed

8 events — show timeline

• 2026-05-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-03 Listed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-02 Coming Soon $315,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $195,000 HGMLS
• 2009-06-08 Delisted — HGMLS
• 2009-06-01 Sold (MLS) $195,000 HGMLS
• 2009-03-19 Price Changed $215,000 HGMLS
• 2008-09-19 Listed $215,000 HGMLS