69 Waring Pl · Yonkers, NY 10703

$720,000

5 bd · 1.5 ba · 2,366 sqft · SingleFamily public records · 158 Days on market

Built 1895 4,792 sqft lot $304/sqft · 16% below area Est $856k · 16% 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 +14.7/15.0
• Cash flow +11.5/30.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A must see. A Large beautiful Five Bedroom Single Family duplex homes. Over 2300 square feet of living space this home has plenty to offer. Large Living room,Family room,FDR,EIK,large finshed attic, garage and 2 parking space in the driveway.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1895

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $720k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $677k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $501k (30.4% below list).
• Recommended offer: $501k (30.4% 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.
• Market conditions: 76 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $5,012/mo this rent would consume 67% of the median local household income ($90k/yr) (locally 1216% 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 $5k of loan paydown is wiped out by about $22k 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 158 days — a 12% lower offer ($634k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $175k; list at $720k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — 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 $501,214 (30.4% 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. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1895 — 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: 0.70% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 12.0

CMA / ARV

• ARV (median comp): $856,420
• List price: $720,000
• Delta: -15.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Greystone Ter	0.71mi	4/3.0 (-1)	2,404 (+2%)	4mo	$900,000	$374	50
11 Corley St	0.70mi	4/2.5 (-1)	2,427 (+3%)	6mo	$715,000	$295	49
140 Amackassin Ter	0.63mi	5/2.5	2,310 (-2%)	17mo	$700,000	$303	48
16 Lamartine Ter	0.41mi	5/3.0	2,213 (-6%)	22mo	$750,000	$339	45
1 Patti Ln	0.54mi	4/3.0 (-1)	2,290 (-3%)	17mo	$799,000	$349	44
33 Corley St	0.72mi	4/2.5 (-1)	2,459 (+4%)	8mo	$700,000	$285	44

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-132,516
• Equity at exit: $107,354

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-136,906
• Equity at exit: $62,252

Cash invested: $201,600 (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: 12.0×

Monthly cashflow live

• Estimated rent: $5,012 medium
• Mortgage (P&I): −$3,776
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,053
• Net cashflow: $-243

Break-even live

Break-even rent $5,319

Max offer price $677,159

Occupancy floor 100%

Sensitivity live

Price	-10% $165	-5% $-39	+0% $-243	+5% $-446	+10% $-1,514
Rent	-10% $-638	-5% $-440	+0% $-243	+5% $-45	+10% $153
Rate	-1.0pp $120	-0.5pp $-59	base $-243	+0.5pp $-429	+1.0pp $-619

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: $180,000
• Closing costs: $21,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 Bellevue Pl Yonkers, NY	4.0	2.0	2613	$4,500	$1.72	45d	1	1.11mi
164 Rossiter Ave Yonkers, NY	5.0	3.0	3080	$5,300	$1.72	3d	1	1.11mi

Listing history 4 events

1. 2026-05-02
   status Pending 245-char remark

   Show marketing remark (245 chars)

   A must see. A Large beautiful Five Bedroom Single Family duplex homes. Over 2300 square feet of living space this home has plenty to offer. Large Living room,Family room,FDR,EIK,large finshed attic, garage and 2 parking space in the driveway.

2. 2026-02-27
   status Active 245-char remark

   Show marketing remark (245 chars)

   A must see. A Large beautiful Five Bedroom Single Family duplex homes. Over 2300 square feet of living space this home has plenty to offer. Large Living room,Family room,FDR,EIK,large finshed attic, garage and 2 parking space in the driveway.

3. 2025-11-17
   listed $720,000 Active 245-char remark

   Show marketing remark (245 chars)

   A must see. A Large beautiful Five Bedroom Single Family duplex homes. Over 2300 square feet of living space this home has plenty to offer. Large Living room,Family room,FDR,EIK,large finshed attic, garage and 2 parking space in the driveway.

4. 1992-12-14
   soldstatus $175,000

ⓘ 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: $1,516 · $126/mo
• Projected year-2 tax: $6,842 · $570/mo
• Expected delta: +$5,326/yr (+$444/mo · 351.3%)

ⓘ 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 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: $60,146
• − Mortgage interest: −$40,331
• − Property taxes: −$1,516
• − Insurance: −$3,600
• − Repairs & maintenance: −$4,812
• − Management: −$4,812
• − Depreciation: −$20,945
• Taxable loss: −$15,870
• Est. tax savings @ 24.0%: +$3,809
• After-tax cash flow: $899/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

+311.4% since first listed

4 events — show timeline

• 2026-05-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-17 Listed $720,000 OneKey® MLS as Distributed by MLS Grid
• 1992-12-14 Sold (Public Records) $175,000 Public Records

Property tax history

-24.7%/yr

Latest (2025): $1,516 · +0.8% YoY. Source: county tax records.