6 Dehaven Dr Unit 1E · Yonkers, NY 10703

$195,000

2 bd · 1.0 ba · 950 sqft · Condo · 20 Days on market

Built 1953

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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).

• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 2-bedroom, 1-bath co-op in a well-maintained community with an ideal location for commuters. Freshly painted with brand-new carpeting, this bright first-floor unit offers comfortable living, a functional layout, and generously sized rooms. Perfectly situated for commuters, the Greystone Metro-North station is approximately one mile away for an easy commute to Grand Central. Convenient access to express buses and major parkways makes travel throughout NYC and Westchester easy and efficient. Just steps from Untermyer Gardens and close to St. John’s Riverside Hospital, shopping, dining, and everyday conveniences. An excellent opportunity for commuters, first-time buyers, or

Key facts

• Built 1953
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.

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: 76 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 36% 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 $1k of loan paydown is wiped out by about $6k 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 20 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent; built in 1953 — 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 $192,075 (1.5% 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. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 1.38% ✓
• Cap rate: 4.40%
• Cash-on-cash: -6.75%
• DSCR: 0.70
• GRM: 6.0

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: -27.4%
• Equity multiple: 0.08×
• Total profit: $-50,440
• Equity at exit: $29,075

10-year hold

• IRR: -23.8%
• Equity multiple: -0.21×
• Total profit: $-66,220
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,692 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA est. from 1 same-building comp: −$1,086
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-307

Break-even live

Break-even rent $3,081

Max offer price $150,583

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-240	+0% $-307	+5% $-374	+10% $-442
Rent	-10% $-520	-5% $-413	+0% $-307	+5% $-201	+10% $-94
Rate	-1.0pp $-209	-0.5pp $-257	base $-307	+0.5pp $-357	+1.0pp $-409

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	44d	1	0.41mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	5d	1	0.51mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	44d	1	0.51mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	828	$4,475	$5.40	0d	4	0.65mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	44d	1	0.80mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	25d	1	0.81mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	44d	1	1.00mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	25d	1	1.05mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	44d	1	1.07mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	44d	1	1.09mi
348 Saw Mill River Rd Unit 2 Yonkers, NY	3.0	1.0	900	$3,200	$3.56	25d	1	1.20mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	16d	1	1.23mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	20d	1	1.25mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	17d	1	1.26mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	44d	1	1.28mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	44d	1	1.32mi
369 Warburton Ave Unit 4A Yonkers, NY	3.0	1.0	950	$3,500	$3.68	44d	1	1.32mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	44d	1	1.36mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$4,600	$5.61	8d	14	1.38mi
246 Stone Ave Yonkers, NY	3.0	1.0	900	$3,300	$3.67	5d	1	1.48mi

HOA detail condo

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

Listing history 3 events

1. 2026-02-10
   status Pending
2. 2026-01-22
   listed $195,000 Active
3. 2026-01-20
   historical $195,000

ⓘ 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: $32,304
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − HOA: −$13,032
• − Depreciation: −$5,673
• Taxable loss: −$6,393
• Est. tax savings @ 24.0%: +$1,534
• After-tax cash flow: $-2,149/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

+0.0% since first listed

3 events — show timeline

• 2026-02-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-22 Listed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-20 Coming Soon $195,000 OneKey® MLS as Distributed by MLS Grid