65 Sunset Dr · Yonkers, NY 10704

$499,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 1 Days on market

Built 1957 10,068 sqft lot Est $761k · 34% 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 +12.7/30.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

* * SUBJECT TO SHORT SALE/BANK APPROVAL * * . No Access at the moment, Please do not disturb current residents. Will advise on possible showing schedule. Opportunity for an Single Family in a highly desired area of Yonkers. Tremendous potential.

Key facts

• 0.23 acre lot
• Garage
• Built 1957

Property features AI

Exterior

• Parking: Driveway; Garage (1 garage space)
• Utilities: Con-Edison electric service; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected; Trash collection public
• Home design: Single family residence; Property listed as fixer/actual condition
• Construction: Brick and frame construction
• Exterior features: Brick and frame construction; Not waterfront

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 6 rooms total
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Wall/window unit(s)
• Interior features: Natural woodwork; Open kitchen; Storage; Walk-through kitchen; Full walk-out basement
• Laundry & utility: Utilities connected: electricity, natural gas, water, sewer; Trash collection (public)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-59 ($-704/yr) — negative.
• To cash-flow at today's rent, offer at most $489k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (26.4% below list).
• Recommended offer: $367k (26.4% 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: Rents rising fast (+21.0%/yr); 166 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 41% of the median local income ($107k/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 $3k of loan paydown is wiped out by about $15k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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 $499k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $367,020 (26.4% 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. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.74% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $761,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
383 Saint Johns Ave	0.22mi	3/1.5	1,738 (+4%)	7mo	$725,000	$417	76
38 Seminary Ave	0.35mi	3/1.5	1,708 (+2%)	6mo	$762,000	$446	74
120 Seminary Ave	0.49mi	4/2.0 (+1)	1,748 (+4%)	2mo	$785,000	$449	64
28 Clayton Pl	0.28mi	3/2.0	1,480 (-12%)	8mo	$797,000	$539	60
54 Staunton St	0.68mi	3/2.5	1,754 (+4%)	2mo	$795,000	$453	57
85 aka 87 Lefferts Rd	0.72mi	3/2.0	1,626 (-3%)	6mo	$677,777	$417	56
103 Seminary Ave	0.44mi	3/1.5	1,909 (+14%)	3mo	$815,000	$427	52
135 Midland Ter	0.51mi	3/3.0	1,912 (+14%)	1mo	$860,000	$450	48
84 Page Ave	0.57mi	3/1.5	1,440 (-14%)	2mo	$718,000	$499	46
238 Kimball Ter	0.70mi	3/2.0	1,476 (-12%)	2mo	$715,000	$484	46
71 Saint Johns Ave	0.75mi	2/2.0 (-1)	1,468 (-13%)	0mo	$712,000	$485	39
14 aka 26 Huber Pl	0.67mi	4/1.5 (+1)	1,440 (-14%)	2mo	$660,000	$458	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: -12.5%
• Equity multiple: 0.53×
• Total profit: $-65,444
• Equity at exit: $74,403

10-year hold

• IRR: 2.1%
• Equity multiple: 1.18×
• Total profit: $25,483
• Equity at exit: $43,144

Cash invested: $139,720 (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 10704

• Rents YoY: 21.0%
• Active inventory: 166
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $3,670 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$133 /mo · $1,601/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $-59

Break-even live

Break-even rent $3,744

Max offer price $488,640

Occupancy floor 97%

Sensitivity live

Price	-10% $224	-5% $83	+0% $-59	+5% $-200	+10% $-341
Rent	-10% $-349	-5% $-204	+0% $-59	+5% $86	+10% $231
Rate	-1.0pp $193	-0.5pp $68	base $-59	+0.5pp $-188	+1.0pp $-319

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Dunwoodie St Unit 1 Yonkers, NY	3.0	1.0	1300	$3,500	$2.69	45d	1	0.19mi
14 Chamberlain Ave Unit 1 Yonkers, NY	2.0	2.0	1150	$4,200	$3.65	12d	1	0.46mi
184 Trenchard St Yonkers, NY	2.0	1.0	1876	$2,550	$1.36	45d	1	0.82mi
6 Belden Ave Unit 1 Yonkers, NY	3.0	2.0	1450	$3,500	$2.41	26d	1	0.82mi
11 Garfield St Unit 2 Yonkers, NY	2.0	1.0	1250	$2,250	$1.80	17d	1	0.88mi
169 Tibbetts Rd Unit 1st Fl Yonkers, NY	3.0	1.0	1550	$3,300	$2.13	46d	1	0.99mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	45d	1	1.06mi
52 Lewis Pkwy Unit 1545731P Yonkers, NY	3.0	2.0	1496	$5,806	$3.88	17d	1	1.11mi
155 Vernon Ave Yonkers, NY	2.0	1.0	2226	$2,700	$1.21	45d	1	1.18mi
62 Gibson Pl Yonkers, NY	4.0	4.0	2100	$4,700	$2.24	45d	1	1.22mi
497 Van Cortlandt Park Ave Yonkers, NY	4.0	1.0	1200	$3,500	$2.92	45d	1	1.25mi
37 Troy Ln Unit 1 Yonkers, NY	4.0	1.5	1500	$4,200	$2.80	9d	1	1.25mi
4 Ritters Ln Unit 1FL Yonkers, NY	3.0	1.0	1100	$3,300	$3.00	45d	1	1.27mi
80 Elliott Ave Unit 3rd Floor Yonkers, NY	4.0	1.0	1500	$4,100	$2.73	45d	1	1.30mi
65 Caroline Ave Unit 1L Yonkers, NY	3.0	1.0	1050	$2,700	$2.57	45d	1	1.30mi
116 Alexander Ave Yonkers, NY	2.0	2.0	1200	$3,000	$2.50	1d	1	1.32mi
65 Hunts Bridge Rd Yonkers, NY	3.0	1.0	1600	$3,500	$2.19	16d	1	1.33mi
18 Bronxville Glen Dr Unit 11 Yonkers, NY	2.0	2.5	1650	$4,500	$2.73	0d	1	1.38mi
11 Lawrence St Unit 1L Yonkers, NY	4.0	1.0	2000	$3,400	$1.70	21d	1	1.38mi
433 Palmer Rd Unit Second Fl Yonkers, NY	3.0	1.5	1400	$3,500	$2.50	45d	1	1.44mi

Listing history 2 events

1. 2026-06-18
   remarks 248-char remark
2. 2026-06-18
   listed $499,000 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: $1,601 · $133/mo
• Projected year-2 tax: $5,017 · $418/mo
• Expected delta: +$3,416/yr (+$285/mo · 213.5%)

ⓘ 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: $44,042
• − Mortgage interest: −$27,952
• − Property taxes: −$1,601
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,523
• − Management: −$3,523
• − Depreciation: −$14,516
• Taxable loss: −$9,568
• Est. tax savings @ 24.0%: +$2,296
• After-tax cash flow: $1,593/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): 31,921
• Household income: $106,786
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1078.0

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 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 32% Two or more races 15% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 11% Cuban 2% Dominican 9%
• Common ancestry: Romanian 2% Subsaharan African 2% Scotch-Irish 2%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 54% English-only · Spanish 25% Other Indo-European 13% 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: ▼ -466.66%
• Current HPI: 293.4414
• Rent YoY: ▲ 21.03%
• 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

+148.3% since first listed

11 events — show timeline

• 2026-06-18 Listed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-01-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-09-28 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-09-25 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2008-08-30 Delisted — HGMLS
• 2008-04-11 Listed — HGMLS
• 2005-12-31 Delisted — HGMLS
• 2005-06-07 Listed — HGMLS
• 1997-09-02 Sold (Public Records) $195,000 Public Records
• 1994-02-18 Sold (Public Records) $201,000 Public Records

Property tax history

-27.9%/yr

Latest (2025): $1,601 · +0.5% YoY. Source: county tax records.