11 aka 13 Lincoln Ter · Yonkers, NY 10701

$799,999

6 bd · 3.0 ba · 4,566 sqft · MultiFamily public records · 48 Days on market

Built 1965 3,485 sqft lot $175/sqft · 50% below area Est $1597k · 50% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Here is the opportunity you've been waiting for! MASSIVE 3 Family in Yonkers W/ tremendous Cash-Flow potential. If you are willing to get your hands a little dirty; put in the time & effort, the investment will pay you back Ten-Fold! Yonkers is deemed Hollywood on Hudson for a reason; and this property is centrally located close the the expansion & new construction the city is experiencing. Fully Vacant waiting on you to renovate & Collect. Run, don't walk to see 11 aka 13 Lincoln Terrace today!

Key facts

• 3,485 sq ft lot
• Built 1965
• Listed 48 days

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $800k).
• Recommended offer: $776k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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.
• Market conditions: Rents rising fast (+4.4%/yr); 183 active listings in the ZIP; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $10,346/mo this rent would consume 192% of the median local household income ($65k/yr) (locally 6045% 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 $6k of loan paydown is wiped out by about $24k 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 + 4.4% rent growth), your $224k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($776k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $800k implies a 2005% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $775,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.29% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.52%
• DSCR: 1.82
• GRM: 6.4

CMA / ARV

• ARV (median comp): $1,597,278
• List price: $799,999
• Delta: -49.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
641 Palisade Ave	0.62mi	7/3.0 (+1)	4,715 (+3%)	5mo	$825,000	$175	57
243 Park Ave	0.31mi	7/5.0 (+1)	4,662 (+2%)	16mo	$770,000	$165	56
198 Palisade Ave	0.61mi	7/3.0 (+1)	4,243 (-7%)	14mo	$925,000	$218	42

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 · 4.39% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.47×
• Total profit: $104,909
• Equity at exit: $119,282

10-year hold

• IRR: 21.6%
• Equity multiple: 2.94×
• Total profit: $435,449
• Equity at exit: $69,169

Cash invested: $224,000 (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 10701

• Rents YoY: 4.4%
• Active inventory: 183
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $10,346 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$187 /mo · $2,245/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,173
• Net cashflow: $3,458

Break-even live

Break-even rent $5,969

Max offer price $799,999

Occupancy floor 62%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$10,347
Total (3 units)			$10,346

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-10
   status $799,999 Pending 48 DOM
2. 2026-06-09
   days on market $799,999 Active 48 DOM
3. 2026-06-08
   days on market $799,999 Active 47 DOM
4. 2026-06-07
   days on market $799,999 Active 46 DOM
5. 2026-06-04
   days on market $799,999 Active 43 DOM
6. 2026-06-03
   days on market $799,999 Active 42 DOM
7. 2026-06-02
   days on market $799,999 Active 41 DOM
8. 2026-06-01
   days on market $799,999 Active 40 DOM
9. 2026-05-31
   days on market $799,999 Active 39 DOM
10. 2026-04-22
    status Active 513-char remark

    Show marketing remark (513 chars)

    Here is the opportunity you've been waiting for! MASSIVE 3 Family in Yonkers W/ tremendous Cash-Flow potential. If you are willing to get your hands a little dirty; put in the time & effort, the investment will pay you back Ten-Fold! Yonkers is deemed Hollywood on Hudson for a reason; and this property is centrally located close the the expansion & new construction the city is experiencing. Fully Vacant waiting on you to renovate & Collect. Run, don't walk to see 11 aka 13 Lincoln Terrace today!

11. 2026-04-22
    price $799,999 513-char remark

    Show marketing remark (513 chars)

    Here is the opportunity you've been waiting for! MASSIVE 3 Family in Yonkers W/ tremendous Cash-Flow potential. If you are willing to get your hands a little dirty; put in the time & effort, the investment will pay you back Ten-Fold! Yonkers is deemed Hollywood on Hudson for a reason; and this property is centrally located close the the expansion & new construction the city is experiencing. Fully Vacant waiting on you to renovate & Collect. Run, don't walk to see 11 aka 13 Lincoln Terrace today!

12. 2026-04-07
    listed $849,999 Active 513-char remark

    Show marketing remark (513 chars)

    Here is the opportunity you've been waiting for! MASSIVE 3 Family in Yonkers W/ tremendous Cash-Flow potential. If you are willing to get your hands a little dirty; put in the time & effort, the investment will pay you back Ten-Fold! Yonkers is deemed Hollywood on Hudson for a reason; and this property is centrally located close the the expansion & new construction the city is experiencing. Fully Vacant waiting on you to renovate & Collect. Run, don't walk to see 11 aka 13 Lincoln Terrace today!

13. 1994-04-18
    soldstatus $38,000
14. 1993-07-19
    soldstatus $136,000

ⓘ 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: $2,245 · $187/mo
• Projected year-2 tax: $7,883 · $657/mo
• Expected delta: +$5,637/yr (+$470/mo · 251.1%)

ⓘ 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 ≥101°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: $124,152
• − Mortgage interest: −$44,812
• − Property taxes: −$2,245
• − Insurance: −$4,000
• − Repairs & maintenance: −$9,932
• − Management: −$9,932
• − Depreciation: −$23,273
• Taxable income: $29,957
• Est. tax owed @ 24.0%: −$7,190
• After-tax cash flow: $34,302/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): 70,676
• Household income: $64,776
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6045.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% White 21% Black 21% Two or more races 18% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 9% Dominican 19%
• Common ancestry: Romanian 1% Russian 1% Subsaharan African 1%
• Foreign-born: 35% · Canada, Jamaica, South Korea
• Languages at home: 45% English-only · Spanish 42% Other Indo-European 3% Arabic 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: ▼ -373.14%
• Current HPI: 332.0999
• Rent YoY: ▲ 4.39%
• 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

+488.2% since first listed

5 events — show timeline

• 2026-04-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $799,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listed $849,999 OneKey® MLS as Distributed by MLS Grid
• 1994-04-18 Sold (Public Records) $38,000 Public Records
• 1993-07-19 Sold (Public Records) $136,000 Public Records

Property tax history

-20.6%/yr

Latest (2025): $2,245 · -0.3% YoY. Source: county tax records.