855 Palisade Unit 2E · Yonkers, NY 10703

$175,000

1 bd · 1.0 ba · 850 sqft · Condo · 232 Days on market

Built 1956

---

Why this score? — see what drove the B- 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• 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

Garden Style Complex~2nd Floor Apartment in Mint Condition~All New Kitchen~All New Bath~All ~Heat, Hot Water, Gas and Electric included in Monthly Maintence~Closet for Full Size Washer and Dryer ready to be hooked up~Quiet Park like Setting~Walk to Untermeyer's Park~St John's Hospital~Bus Route outside your door~MM $668.64 without Star Program~ Assigned Parking~$30/mo This is Easy Living~Must See to Appreciate.

Key facts

• All new windows
• Glass shower doors
• Modern tiled bath

Tags

• GARDEN STYLE APARTMENT
• WASHER DRYER IN KITCHEN
• ALL NEW WINDOWS
• MODERN TILED BATH
• GLASS SHOWER DOORS
• HARDWOOD FLOORS UNDER CARPET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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).
• Market conditions: 75 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
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. 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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.75%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $12,641
• Equity at exit: $26,093

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $63,899
• Equity at exit: $15,131

Cash invested: $49,000 (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 10703

• Home prices YoY: -13.2%
• Active inventory: 75
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $643

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 68%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	4d	1	0.38mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	43d	1	0.39mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	43d	1	0.45mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	43d	1	0.67mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	24d	1	0.72mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	827	$3,375	$4.08	2d	7	0.78mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	43d	1	0.87mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	43d	1	0.95mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	43d	1	0.95mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	24d	1	0.99mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	19d	1	1.11mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	15d	1	1.11mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	43d	1	1.16mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	43d	1	1.20mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	43d	1	1.23mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$3,500	$4.27	7d	14	1.36mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	24d	1	1.49mi

HOA detail condo

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

Listing history 21 events

1. 2026-02-11
   status Pending
2. 2026-01-31
   historical
3. 2026-01-10
   historical
4. 2025-11-10
   status Active
5. 2025-11-01
   price $173,000
6. 2025-10-16
   listed $179,000 Active
7. 2025-09-26
   status Pending
8. 2025-09-26
   historical
9. 2025-09-04
   price $175,000
10. 2025-07-24
    price $180,000
11. 2025-07-11
    price $184,000
12. 2025-04-29
    listed $189,000 Active
13. 2014-03-15
    price $125,000 414-char remark

    Show marketing remark (414 chars)

    Garden Style Complex~2nd Floor Apartment in Mint Condition~All New Kitchen~All New Bath~All ~Heat, Hot Water, Gas and Electric included in Monthly Maintence~Closet for Full Size Washer and Dryer ready to be hooked up~Quiet Park like Setting~Walk to Untermeyer's Park~St John's Hospital~Bus Route outside your door~MM $668.64 without Star Program~ Assigned Parking~$30/mo This is Easy Living~Must See to Appreciate.

14. 2013-10-11
    soldstatus $125,000 Sold 414-char remark

    Show marketing remark (414 chars)

    Garden Style Complex~2nd Floor Apartment in Mint Condition~All New Kitchen~All New Bath~All ~Heat, Hot Water, Gas and Electric included in Monthly Maintence~Closet for Full Size Washer and Dryer ready to be hooked up~Quiet Park like Setting~Walk to Untermeyer's Park~St John's Hospital~Bus Route outside your door~MM $668.64 without Star Program~ Assigned Parking~$30/mo This is Easy Living~Must See to Appreciate.

15. 2013-10-11
    soldstatus $125,000

    Show marketing remark (414 chars)

    Garden Style Complex~2nd Floor Apartment in Mint Condition~All New Kitchen~All New Bath~All ~Heat, Hot Water, Gas and Electric included in Monthly Maintence~Closet for Full Size Washer and Dryer ready to be hooked up~Quiet Park like Setting~Walk to Untermeyer's Park~St John's Hospital~Bus Route outside your door~MM $668.64 without Star Program~ Assigned Parking~$30/mo This is Easy Living~Must See to Appreciate.

16. 2013-09-19
    historical 414-char remark

    Show marketing remark (414 chars)

    Garden Style Complex~2nd Floor Apartment in Mint Condition~All New Kitchen~All New Bath~All ~Heat, Hot Water, Gas and Electric included in Monthly Maintence~Closet for Full Size Washer and Dryer ready to be hooked up~Quiet Park like Setting~Walk to Untermeyer's Park~St John's Hospital~Bus Route outside your door~MM $668.64 without Star Program~ Assigned Parking~$30/mo This is Easy Living~Must See to Appreciate.

17. 2013-07-09
    historical Pending 414-char remark

    Show marketing remark (414 chars)

    Garden Style Complex~2nd Floor Apartment in Mint Condition~All New Kitchen~All New Bath~All ~Heat, Hot Water, Gas and Electric included in Monthly Maintence~Closet for Full Size Washer and Dryer ready to be hooked up~Quiet Park like Setting~Walk to Untermeyer's Park~St John's Hospital~Bus Route outside your door~MM $668.64 without Star Program~ Assigned Parking~$30/mo This is Easy Living~Must See to Appreciate.

18. 2013-07-09
    price $130,000 414-char remark

    Show marketing remark (414 chars)

    Garden Style Complex~2nd Floor Apartment in Mint Condition~All New Kitchen~All New Bath~All ~Heat, Hot Water, Gas and Electric included in Monthly Maintence~Closet for Full Size Washer and Dryer ready to be hooked up~Quiet Park like Setting~Walk to Untermeyer's Park~St John's Hospital~Bus Route outside your door~MM $668.64 without Star Program~ Assigned Parking~$30/mo This is Easy Living~Must See to Appreciate.

19. 2013-03-09
    price $130,000 414-char remark

    Show marketing remark (414 chars)

    Garden Style Complex~2nd Floor Apartment in Mint Condition~All New Kitchen~All New Bath~All ~Heat, Hot Water, Gas and Electric included in Monthly Maintence~Closet for Full Size Washer and Dryer ready to be hooked up~Quiet Park like Setting~Walk to Untermeyer's Park~St John's Hospital~Bus Route outside your door~MM $668.64 without Star Program~ Assigned Parking~$30/mo This is Easy Living~Must See to Appreciate.

20. 2013-01-31
    listed $138,000 Active 414-char remark

    Show marketing remark (414 chars)

    Garden Style Complex~2nd Floor Apartment in Mint Condition~All New Kitchen~All New Bath~All ~Heat, Hot Water, Gas and Electric included in Monthly Maintence~Closet for Full Size Washer and Dryer ready to be hooked up~Quiet Park like Setting~Walk to Untermeyer's Park~St John's Hospital~Bus Route outside your door~MM $668.64 without Star Program~ Assigned Parking~$30/mo This is Easy Living~Must See to Appreciate.

21. 2013-01-31
    listed $130,000

    Show marketing remark (414 chars)

    Garden Style Complex~2nd Floor Apartment in Mint Condition~All New Kitchen~All New Bath~All ~Heat, Hot Water, Gas and Electric included in Monthly Maintence~Closet for Full Size Washer and Dryer ready to be hooked up~Quiet Park like Setting~Walk to Untermeyer's Park~St John's Hospital~Bus Route outside your door~MM $668.64 without Star Program~ Assigned Parking~$30/mo This is Easy Living~Must See to Appreciate.

ⓘ 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 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: $28,140
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$5,091
• Taxable income: $5,244
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $6,459/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

+33.1% since first listed

21 events — show timeline

• 2026-02-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-01 Price Changed $173,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $184,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-29 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $125,000 HGMLS
• 2013-10-11 Sold (MLS) $125,000 OneKey® MLS as Distributed by MLS Grid
• 2013-10-11 Sold (MLS) $125,000 HGMLS
• 2013-09-19 Delisted — HGMLS
• 2013-07-09 Contingent — HGMLS
• 2013-07-09 Price Changed $130,000 HGMLS
• 2013-03-09 Price Changed $130,000 HGMLS
• 2013-01-31 Listed $138,000 HGMLS
• 2013-01-31 Listed $130,000 OneKey® MLS as Distributed by MLS Grid