12 Arthur Pl · Yonkers, NY 10701

$599,000

4 bd · 2.0 ba · 2,125 sqft · SingleFamily public records · 42 Days on market

Built 1962 8,712 sqft lot $282/sqft · 33% below area Est $896k · 33% 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 +10.0/30.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this inviting home in Woodstock Manor, one of Yonker’s most desirable neighborhoods. Located at 12 Arthur Place, this residence offers approximately 2,125 square feet of comfortable living space with a layout full of versatility and opportunity. The home features four well-sized bedrooms and two full bathrooms, including the convenience of a first-floor bedroom and bath. An eat-in kitchen provides a warm gathering space, while the dining room opens through double glass sliding doors to a flat patio—perfect for relaxing or entertaining. From the front of the home, enjoy seasonal views of the Palisades and the Hudson River, adding a special touch to everyday living. The

Key facts

• 8,712 sq ft lot
• Garage
• Built 1962

Property features AI

Finance

• HOA & community: No additional HOA fees

Exterior

• Parking: Driveway; On-street parking; Garage (1 car) — total parking for 3 vehicles
• Utilities: Con-Edison electric service; Natural gas available and connected; Public water available and connected; Public sewer available and connected; Trash collection (public)
• Home design: Single-family residence; Two levels; Located on a corner (Arthur Pl. and Greystone Terrace)
• Construction: Frame construction; Block foundation
• Exterior features: Mailbox; Corner lot; Near public transit, schools, and shops; Views

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors; Laminate floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; Wall/window AC units
• Interior features: First-floor bedroom; First-floor full bath; Ceiling fans; Eat-in kitchen; Entrance foyer; Formal dining room; Washer/dryer hookup; Aluminum frame, double-pane windows; Patio; Porch; Basement (full, partially finished; see remarks); Crawl attic
• Laundry & utility: Washer/dryer hookup; Laundry room in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $534k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $402k (32.9% below list).
• Recommended offer: $402k (32.9% 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 (+4.4%/yr); 185 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $4,018/mo this rent would consume 74% 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 $4k of loan paydown is wiped out by about $18k 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 42 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $210k; list at $599k implies a 185% 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 $401,788 (32.9% 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 42 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.67% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 12.4

CMA / ARV

• ARV (median comp): $896,392
• List price: $599,000
• Delta: -33.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Aqueduct Pl	0.25mi	4/1.5	2,252 (+6%)	6mo	$800,000	$355	71
748 Warburton Ave	0.29mi	4/2.5	2,066 (-3%)	11mo	$560,000	$271	71
2 Greystone Ter	0.11mi	4/3.0	2,404 (+13%)	4mo	$900,000	$374	66
24 Gilbert Pl	0.31mi	4/1.5	1,932 (-9%)	5mo	$620,000	$321	64
549 Park Ave	0.51mi	3/2.5 (-1)	2,080 (-2%)	4mo	$730,000	$351	62
11 Corley St	0.18mi	4/2.5	2,427 (+14%)	6mo	$715,000	$295	61
105 Colgate Ave	0.49mi	3/2.0 (-1)	2,186 (+3%)	9mo	$715,000	$327	60
707 N Broadway	0.27mi	4/2.5	2,365 (+11%)	9mo	$815,000	$345	60
429 Park Ave	0.41mi	3/2.0 (-1)	1,952 (-8%)	8mo	$725,000	$371	55
122 Morsemere Ave	0.41mi	4/2.5	2,346 (+10%)	10mo	$875,000	$373	53
453 Bellevue Ave	0.74mi	5/2.0 (+1)	2,163 (+2%)	11mo	$710,000	$328	49
832 Palisade Ave	0.58mi	4/2.0	1,875 (-12%)	10mo	$735,000	$392	45

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: -19.4%
• Equity multiple: 0.31×
• Total profit: $-115,033
• Equity at exit: $89,313

10-year hold

• IRR: -10.0%
• Equity multiple: 0.36×
• Total profit: $-107,446
• Equity at exit: $51,791

Cash invested: $167,720 (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 10701

• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $4,018 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $-367

Break-even live

Break-even rent $4,482

Max offer price $534,212

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-197	+0% $-367	+5% $-536	+10% $-706
Rent	-10% $-684	-5% $-525	+0% $-367	+5% $-208	+10% $-49
Rate	-1.0pp $-65	-0.5pp $-214	base $-367	+0.5pp $-522	+1.0pp $-680

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Colgate Ave Yonkers, NY	3.0	1.0	2704	$3,300	$1.22	45d	1	0.46mi
47 Lincoln Ter Yonkers, NY	3.0	2.0	1700	$4,300	$2.53	5d	1	0.49mi
312 Edwards Pl Unit 1 Yonkers, NY	3.0	1.5	1550	$4,000	$2.58	45d	1	0.77mi
156 Bellevue Pl Yonkers, NY	4.0	2.0	2613	$4,500	$1.72	45d	1	0.79mi
287 Mary Lou Ave Unit 2 Yonkers, NY	3.0	2.0	1400	$3,500	$2.50	45d	1	0.83mi
82 Morningside Ave Unit 2 Yonkers, NY	3.0	2.5	1734	$4,000	$2.31	45d	1	0.84mi
82 Morningside Ave Unit 1 Yonkers, NY	3.0	3.5	1734	$4,000	$2.31	26d	1	0.84mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	45d	1	1.08mi
50 Vineyard Ave Yonkers, NY	3.0	4.0	2400	$6,000	$2.50	20d	1	1.12mi
15 Potomac St Yonkers, NY	3.0	2.5	2500	$4,500	$1.80	45d	1	1.23mi
37 Troy Ln Unit 1 Yonkers, NY	4.0	1.5	1500	$4,200	$2.80	9d	1	1.23mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$3,995	$4.01	0d	1	1.25mi
11 Lafayette Pl #1 Yonkers, NY	3.0	1.0	2320	$3,250	$1.40	45d	1	1.31mi
11 Lafayette Pl Unit 2 Yonkers, NY	3.0	1.0	2320	$3,100	$1.34	45d	1	1.31mi

Listing history 10 events

1. 2026-06-07
   status $599,000 Pending 42 DOM
2. 2026-06-04
   days on market $599,000 Active 42 DOM
3. 2026-06-03
   days on market $599,000 Active 41 DOM
4. 2026-06-02
   days on market $599,000 Active 40 DOM
5. 2026-06-01
   days on market $599,000 Active 39 DOM
6. 2026-05-31
   days on market $599,000 Active 38 DOM
7. 2026-04-24
   listed $599,000 Active 1590-char remark
8. 2026-04-22
   historical $599,000 1590-char remark
9. 1989-09-13
   soldstatus $210,000
10. 1981-07-28
    soldstatus $82,000

ⓘ 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: $1,801 · $150/mo
• Projected year-2 tax: $5,962 · $497/mo
• Expected delta: +$4,161/yr (+$347/mo · 231.1%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,215
• − Mortgage interest: −$33,553
• − Property taxes: −$1,801
• − Insurance: −$2,995
• − Repairs & maintenance: −$3,857
• − Management: −$3,857
• − Depreciation: −$17,425
• Taxable loss: −$15,274
• Est. tax savings @ 24.0%: +$3,666
• After-tax cash flow: $-735/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

+630.5% since first listed

5 events — show timeline

• 2026-06-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $599,000 OneKey® MLS as Distributed by MLS Grid
• 1989-09-13 Sold (Public Records) $210,000 Public Records
• 1981-07-28 Sold (Public Records) $82,000 Public Records

Property tax history

-22.4%/yr

Latest (2025): $1,801 · -0.4% YoY. Source: county tax records.