57 Orchard St · Yonkers, NY 10703

$434,999

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 262 Days on market

Built 1910 2,853 sqft lot Est $480k · 9% 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 +11.7/15.0
• Cash flow +8.9/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic 1 Family House, offers great living options, perfect for investment if you looking for that option. 1st. Floor: 2 bedrooms 1 bathroom with shower, 2nd Floor: 1 bedroom one bathroom with bathtub, eat in kitchen, Living room; 3rd floor: 2 bedrooms 1 bathroom with shower. Close to Metro North, buses , close to highways, parks and downtown Yonkers.

Key facts

• 2,853 sq ft lot
• Built 1910
• Listed 262 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $384k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (22.7% below list).
• Recommended offer: $336k (22.7% 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 High School (math 92% / reading 88%, grade A+, #238 of 1,100 statewide, top 23%, 1,060 students, 76% FRL).
• Zoned-school proficiency averages 90% at this address vs 48% district-wide (+42 pts) — the actual schools serving this property are materially stronger than the Yonkers City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 76 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 45% 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 $3k of loan paydown is wiped out by about $13k 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 262 days — a 12% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $336,330 (22.7% 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 262 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — 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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $479,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Vineyard Ave	0.04mi	3/3.0	1,455 (+9%)	14mo	$550,000	$378	64
451 Walnut St	0.25mi	3/1.5	1,180 (-12%)	7mo	$520,000	$441	61
238 Woodland Ave	0.70mi	3/2.5	1,320 (-1%)	1mo	$655,000	$496	59
264 Woodworth Ave	0.69mi	3/1.5	1,310 (-2%)	5mo	$470,000	$359	59
32 Centre St	0.28mi	3/2.0	1,144 (-14%)	4mo	$400,000	$350	55
28 Centre St	0.29mi	3/2.0	1,144 (-14%)	7mo	$546,000	$477	52
36 Linden St	0.53mi	4/2.5 (+1)	1,344 (+1%)	13mo	$510,000	$379	52
461 Walnut St	0.24mi	3/2.0	1,188 (-11%)	19mo	$315,000	$265	51
228 Edwards Pl	0.42mi	3/2.0	1,476 (+10%)	15mo	$365,000	$247	47
235 Edwards Pl	0.43mi	3/1.5	1,176 (-12%)	14mo	$420,000	$357	46
45 AKA 47 Portland Pl	0.74mi	3/2.0	1,523 (+14%)	4mo	$540,000	$355	35
49 Poplar St	0.73mi	4/1.0 (+1)	1,200 (-10%)	16mo	$315,000	$263	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.24×
• Total profit: $-92,677
• Equity at exit: $64,860

10-year hold

• IRR: -16.0%
• Equity multiple: 0.10×
• Total profit: $-109,131
• Equity at exit: $37,611

Cash invested: $121,800 (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: 10.8×

Monthly cashflow live

• Estimated rent: $3,363 high
• Mortgage (P&I): −$2,281
• Tax est. 1.5%: −$544 /mo · $6,525/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $-349

Break-even live

Break-even rent $3,805

Max offer price $384,473

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-199	+0% $-349	+5% $-499	+10% $-650
Rent	-10% $-615	-5% $-482	+0% $-349	+5% $-216	+10% $-83
Rate	-1.0pp $-130	-0.5pp $-239	base $-349	+0.5pp $-462	+1.0pp $-577

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Ritters Ln Unit 1FL Yonkers, NY	3.0	1.0	1100	$3,300	$3.00	45d	1	0.21mi
82 Morningside Ave Unit 1 Yonkers, NY	3.0	3.5	1734	$4,000	$2.31	26d	1	0.26mi
82 Morningside Ave Unit 2 Yonkers, NY	3.0	2.5	1734	$4,000	$2.31	45d	1	0.26mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	18d	1	0.33mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	26d	1	0.44mi
37 Troy Ln Unit 1 Yonkers, NY	4.0	1.5	1500	$4,200	$2.80	9d	1	0.48mi
11 Garfield St Unit 2 Yonkers, NY	2.0	1.0	1250	$2,250	$1.80	17d	1	0.52mi
312 Edwards Pl Unit 1 Yonkers, NY	3.0	1.5	1550	$4,000	$2.58	45d	1	0.57mi
39 Victor St Unit 2 Yonkers, NY	3.0	1.0	900	$2,650	$2.94	45d	1	0.58mi
221 Woodland Ave Yonkers, NY	2.0	1.0	1470	$2,650	$1.80	9d	1	0.63mi
189 Elm St Unit 1 Yonkers, NY	3.0	1.0	1000	$2,650	$2.65	45d	1	0.63mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	45d	1	0.66mi
348 Saw Mill River Rd Unit 2 Yonkers, NY	3.0	1.0	900	$3,200	$3.56	26d	1	0.68mi
369 Warburton Ave Unit 4A Yonkers, NY	3.0	1.0	950	$3,500	$3.68	45d	1	0.71mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	45d	1	0.71mi
47 Lincoln Ter Yonkers, NY	3.0	2.0	1700	$4,300	$2.53	6d	1	0.72mi
65 Tower Pl Unit 1st floor Yonkers, NY	2.0	1.0	1400	$3,200	$2.29	45d	1	0.75mi
552 N Broadway Yonkers, NY	2.0	1.0	1300	$2,800	$2.15	45d	1	0.81mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$3,995	$4.01	0d	1	0.83mi
55 Riverside Dr Yonkers, NY	3.0	1.0–3.0	944	$5,367	$5.68	0d	15	0.84mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$3,690	$4.82	4d	21	0.86mi
39 Spruce St Unit 1 Yonkers, NY	3.0	1.5	920	$3,300	$3.59	45d	1	0.86mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$5,017	$5.65	0d	19	0.87mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	45d	1	0.87mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	9d	48	0.95mi
211 Mary Lou Ave #1 Yonkers, NY	2.0	1.0	1138	$2,475	$2.17	17d	1	0.95mi
66 Main St Yonkers, NY	2.0	1.0–2.0	881	$3,650	$4.14	1d	6	0.97mi
4 Fowler Ave Unit 1 floor Yonkers, NY	2.0	1.0	1400	$2,700	$1.93	45d	1	0.99mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$4,300	$4.66	9d	25	0.99mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	45d	1	1.01mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	45d	1	1.05mi
246 Stone Ave Yonkers, NY	3.0	1.0	900	$3,300	$3.67	6d	1	1.07mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	6d	1	1.10mi
740 Palisade Ave Yonkers, NY	3.0	1.0	1200	$2,900	$2.42	26d	1	1.14mi
287 Mary Lou Ave Unit 2 Yonkers, NY	3.0	2.0	1400	$3,500	$2.50	45d	1	1.15mi
52 Groshon Ave Apt 2N Yonkers, NY	3.0	1.0	1000	$2,469	$2.47	45d	1	1.22mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$3,756	$4.54	0d	21	1.24mi
65 Caroline Ave Unit 1L Yonkers, NY	3.0	1.0	1050	$2,700	$2.57	45d	1	1.24mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	45d	1	1.28mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	45d	1	1.30mi

Listing history 8 events

1. 2024-11-22
   soldstatus $400,000
2. 2024-04-23
   status Pending
3. 2023-11-09
   status Active
4. 2023-08-16
   status Pending
5. 2023-05-11
   listed $434,999 Active
6. 2009-02-20
   soldstatus $207,000
7. 2008-02-29
   historical
8. 2007-08-31
   listed

ⓘ 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 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: $40,360
• − Mortgage interest: −$24,367
• − Property taxes: −$6,525
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,229
• − Management: −$3,229
• − Depreciation: −$12,655
• Taxable loss: −$11,819
• Est. tax savings @ 24.0%: +$2,837
• After-tax cash flow: $-1,353/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

+93.2% since first listed

8 events — show timeline

• 2024-11-22 Sold (Public Records) $400,000 Public Records
• 2024-04-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-11-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-08-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-05-11 Listed $434,999 OneKey® MLS as Distributed by MLS Grid
• 2009-02-20 Sold (Public Records) $207,000 Public Records
• 2008-02-29 Delisted — HGMLS
• 2007-08-31 Listed — HGMLS

Property tax history

-24.7%/yr

Latest (2025): $758 · +0.8% YoY. Source: county tax records.