6 Dehaven Dr Unit 1E · Yonkers, NY 10703

$199,000

2 bd · 1.0 ba · 950 sqft · Townhouse · 30 Days on market

Built 1953 Good condition $209/sqft · 17% below area Est $240k · 17% under

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Why this score? — see what drove the A- 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 +9.7/10.0
• Schools +5.9/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this freshly painted first-floor 2-bedroom, 1-bath co-op in Northwest Yonkers, offering the perfect combination of comfort, convenience, and low-maintenance living. Bright and inviting, this home features a functional layout, generously sized rooms, brand-new carpeting, and exceptional value with heat, electric, and water all included in the monthly maintenance. Ideally situated for commuters, Greystone Metro-North Station is approximately one mile away, providing service to Grand Central Terminal in under 40 minutes. Express buses and major parkways are also nearby, making travel throughout Westchester and New York City effortless.

Key facts

• Brand-new carpeting
• Freshly painted
• Well-maintained home

Tags

• FRESHLY PAINTED
• FIRST-FLOOR
• FUNCTIONAL LAYOUT
• GENEROUSLY SIZED ROOMS
• BRAND-NEW CARPETING
• WELL-MAINTAINED HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $939 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 5.4% 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.
• 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: 101 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 39% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($196k) 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.

Risks & watch-outs

• Watch-outs: 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 $196,015 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $239,924
• List price: $199,000
• Delta: -17.06%
• 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
6 Dehaven Dr Unit 2E	0.00mi	2/1.0	1,000 (+5%)	0mo	$165,000	$165	91
10 Dehaven Dr Unit 2D	0.03mi	2/1.0	900 (-5%)	3mo	$199,000	$221	88
28 Dehaven Dr Unit 1E	0.11mi	2/1.0	900 (-5%)	5mo	$229,000	$254	82
26 Dehaven Dr Unit 2D	0.13mi	2/1.0	905 (-5%)	6mo	$236,500	$261	81
120 Dehaven Dr #436	0.11mi	1/1.0 (-1)	900 (-5%)	1mo	$180,000	$200	80
76 Dehaven Dr Unit 6L	0.20mi	1/1.0 (-1)	845 (-11%)	0mo	$189,000	$224	67
1085 Warburton #621	0.60mi	2/1.0	980 (+3%)	1mo	$350,000	$357	66
3 Cascade Ter Unit 1E	0.23mi	1/1.0 (-1)	850 (-10%)	4mo	$160,000	$188	64
1085 Warburton Ave #121	0.59mi	2/1.0	980 (+3%)	4mo	$315,000	$321	63
1085 Warburton Ave #516	0.59mi	2/1.0	980 (+3%)	6mo	$291,000	$297	62
678 Warburton Unit 6B	0.62mi	1/1.0 (-1)	825 (-13%)	2mo	$190,000	$230	42
679 Warburton Ave Unit 5 J	0.61mi	1/1.0 (-1)	850 (-10%)	9mo	$169,900	$200	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $27,609
• Equity at exit: $29,672

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $101,239
• Equity at exit: $17,206

Cash invested: $55,720 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 25 under contract
• Months of supply: 3.5 mo (29%/mo absorbed)
• Median asking: $212,450 ($265/sqft)
• Median days on market: 49 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: -4.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10703

• Home prices YoY: -13.2%
• Active inventory: 101
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,930 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $939

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,077	-5% $1,008	+0% $939	+5% $870	+10% $802
Rent	-10% $708	-5% $823	+0% $939	+5% $1,055	+10% $1,171
Rate	-1.0pp $1,039	-0.5pp $990	base $939	+0.5pp $888	+1.0pp $835

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	93d	1	0.41mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	53d	1	0.51mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	93d	1	0.51mi
1077 Warburton Ave Yonkers, NY	1.0–2.0	1.0–2.0	976	$4,995	$5.12	0d	5	0.52mi
1085 Warburton Ave Apt 114 Yonkers, NY	2.0	1.0	980	$2,500	$2.55	26d	1	0.58mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	828	$4,775	$5.76	0d	9	0.65mi
1155 Warburton Ave Unit 8Y Yonkers, NY	1.0	1.0	644	$2,700	$4.19	23d	1	0.73mi
1177 Warburton Ave Yonkers, NY	1.0–2.0	1.0–2.0	962	$5,595	$5.81	0d	4	0.78mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	93d	1	0.80mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,975	$3.04	23d	1	0.81mi
65 Tower Pl Unit 2 Yonkers, NY	1.0	1.0	650	$2,400	$3.69	38d	1	0.84mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	93d	1	1.00mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	73d	1	1.05mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	93d	1	1.07mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	93d	1	1.09mi
412 Warburton Ave Unit 3 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	25d	1	1.20mi
348 Saw Mill River Rd Unit 2 Yonkers, NY	3.0	1.0	900	$3,200	$3.56	73d	1	1.20mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	64d	1	1.23mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	68d	1	1.25mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	65d	1	1.26mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	93d	1	1.28mi
6 Lockwood Ave Unit 1W Yonkers, NY	1.0	1.0	650	$2,300	$3.54	38d	1	1.29mi
369 Warburton Ave Unit 4A Yonkers, NY	3.0	1.0	950	$3,500	$3.68	93d	1	1.32mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	93d	1	1.32mi
345 N Broadway Apt 2A Yonkers, NY	2.0	1.0	900	$2,600	$2.89	23d	1	1.33mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	93d	1	1.36mi
601 Ridge Hill Blvd Yonkers, NY	1.0–2.0	1.0–2.0	896	$4,500	$5.02	21d	8	1.38mi
40 Point St Apt 3 Yonkers, NY	2.0	1.0	950	$2,800	$2.95	38d	1	1.45mi
246 Stone Ave Yonkers, NY	3.0	1.0	900	$3,300	$3.67	54d	1	1.48mi

Property features AI

Exterior

• Parking: Waitlist for parking
• Security: Key card entry
• Utilities: Public sewerElectricity connectedNatural gas connectedSewer connected
• Home design: Stock cooperativeOne level entryTwo-story buildingLocated on the first floor
• Construction: Brick construction
• Exterior features: Brick constructionNot waterfront

Interior

• Kitchen: MicrowaveRangeRefrigerator
• Bedrooms: Bedroom on the first floor
• Flooring: CarpetLaminateWood
• Bathrooms: One full bathroom
• Heating & cooling: Radiant heatingWall/window air conditioning unit(s)
• Interior features: First-floor bedroomFirst-floor full bathNo basementNo atticFive total rooms
• Laundry & utility: Common area laundry

Listing history 27 events

1. 2026-08-08
   days on market $199,000 Active 30 DOM
2. 2026-08-06
   days on market $199,000 Active 28 DOM
3. 2026-08-05
   days on market $199,000 Active 27 DOM
4. 2026-08-04
   days on market $199,000 Active 26 DOM
5. 2026-08-03
   days on market $199,000 Active 25 DOM
6. 2026-07-31
   days on market $199,000 Active 22 DOM
7. 2026-07-30
   days on market $199,000 Active 20 DOM
8. 2026-07-28
   days on market $199,000 Active 19 DOM
9. 2026-07-26
   days on market $199,000 Active 17 DOM
10. 2026-07-24
    days on market $199,000 Active 15 DOM
11. 2026-07-23
    days on market $199,000 Active 14 DOM
12. 2026-07-22
    days on market $199,000 Active 13 DOM
13. 2026-07-21
    days on market $199,000 Active 12 DOM
14. 2026-07-20
    days on market $199,000 Active 11 DOM
15. 2026-07-18
    days on market $199,000 Active 9 DOM
16. 2026-07-18
    days on market $199,000 Active 8 DOM
17. 2026-07-16
    days on market $199,000 Active 7 DOM
18. 2026-07-15
    days on market $199,000 Active 6 DOM
19. 2026-07-14
    days on market $199,000 Active 5 DOM
20. 2026-07-13
    days on market $199,000 Active 4 DOM
21. 2026-07-13
    days on market $199,000 Active 3 DOM
22. 2026-07-11
    days on market $199,000 Active 2 DOM
23. 2026-07-10
    remarks 699-char remark
24. 2026-07-10
    pricestatusdays on marketlisting id $199,000 Active 1 DOM
25. 2026-02-10
    status Pending
26. 2026-01-22
    listed $195,000 Active
27. 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 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,155
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,812
• − Management: −$2,812
• − Depreciation: −$5,789
• Taxable income: $8,614
• Est. tax owed @ 24.0%: −$2,067
• After-tax cash flow: $9,202/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $4,750–$14,250 screening

This move-in ready 2-bedroom, 1-bath co-op is in good condition with fresh paint and carpeting, offering a comfortable and functional living space.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Landscaping maintenance — Improves curb appeal and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Yonkers Early Childhood Academy Middle Yonkers Middle School F NY #587/729 Nat'l #9,793/14,009 High Yonkers High School A+ NY #238/1,100 Nat'l #387/17,239

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

C Composite livability gradescore 68/100

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 · 1,028,035 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: 17% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Waitlist for parking
• Security: Key card entry
• Utilities: Public sewerElectricity connectedNatural gas connectedSewer connected
• Home design: Stock cooperativeOne level entryTwo-story buildingLocated on the first floor
• Construction: Brick construction
• Exterior features: Brick constructionNot waterfront

Interior

• Kitchen: MicrowaveRangeRefrigerator
• Bedrooms: Bedroom on the first floor
• Flooring: CarpetLaminateWood
• Bathrooms: One full bathroom
• Heating & cooling: Radiant heatingWall/window air conditioning unit(s)
• Interior features: First-floor bedroomFirst-floor full bathNo basementNo atticFive total rooms
• Laundry & utility: Common area laundry

Price history

+2.1% since first listed

4 events — show timeline

• 2026-07-08 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 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 — OneKey® MLS as Distributed by MLS Grid