29 Abeel St Unit 6g · Yonkers, NY 10705

$110,000

1 bd · 1.0 ba · 900 sqft · Townhouse · 67 Days on market

Built 1956 Poor condition Garage $122/sqft · 38% below area Est $177k · 38% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Rent growth +4.8/5.0
• Livability +3.4/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious one bedroom coop located in downtown Yonkers.

Key facts

• Garage
• Built 1956
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 5.1% 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: Rents rising fast (+9.0%/yr); 153 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 40% of the median local income ($68k/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 $761 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 1956 — 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1956 — 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. 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: 2.04% ✓
• Cap rate: 17.37%
• Cash-on-cash: 39.55%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $176,731
• List price: $110,000
• Delta: -37.76%
• 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
501 Riverdale Ave Unit 6L	0.05mi	1/1.0	800 (-11%)	5mo	$110,000	$138	74
29 Abeel St Unit 2L	0.00mi	2/1.0 (+1)	1,000 (+11%)	5mo	$179,000	$179	72
19 Abeel St Unit 2E	0.05mi	2/1.0 (+1)	1,000 (+11%)	2mo	$185,000	$185	72
517 Riverdale Ave Unit 4A	0.05mi	2/1.0 (+1)	1,000 (+11%)	3mo	$150,000	$150	72
5700 Arlington Ave Unit 2X	0.57mi	2/1.0 (+1)	900 (0%)	6mo	$290,000	$322	64
100 Livingston St Unit 1B	0.41mi	2/1.0 (+1)	850 (-6%)	5mo	$150,000	$176	62
25 Sunnyside Dr Unit 6K	0.56mi	1/1.0	825 (-8%)	6mo	$176,000	$213	55
5700 Arlington Ave Unit 15S	0.56mi	1/1.0	804 (-11%)	6mo	$375,000	$466	50
5700 Arlington Ave Unit 6G	0.56mi	2/1.0 (+1)	1,000 (+11%)	1mo	$349,000	$349	50
5700 Arlington Ave Unit STH	0.56mi	2/1.0 (+1)	1,000 (+11%)	2mo	$399,000	$399	48
5700 Arlington Ave Unit 22G	0.56mi	2/1.0 (+1)	1,000 (+11%)	3mo	$469,000	$469	48
5614 Netherland Ave Unit 4A	0.71mi	2/1.0 (+1)	800 (-11%)	0mo	$170,000	$213	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 2.91×
• Total profit: $58,745
• Equity at exit: $16,401

10-year hold

• IRR: 50.0%
• Equity multiple: 7.12×
• Total profit: $188,606
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 79 active · 52 under contract
• Months of supply: 20.6 mo (5%/mo absorbed)
• Median asking: $199,900 ($252/sqft)
• Median days on market: 102 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -22.1% vs current asking $/sqft

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

ZIP-level market 10705

• Rents YoY: 9.0%
• Active inventory: 153
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,015

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,091	-5% $1,053	+0% $1,015	+5% $977	+10% $939
Rent	-10% $838	-5% $926	+0% $1,015	+5% $1,104	+10% $1,193
Rate	-1.0pp $1,071	-0.5pp $1,043	base $1,015	+0.5pp $987	+1.0pp $958

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
480 Riverdale Ave Yonkers, NY	1.0	1.0	800	$1,850	$2.31	10d	1	0.10mi
11 Lawrence St Unit 1B Yonkers, NY	2.0	1.0	1000	$1,900	$1.90	10d	1	0.38mi
11 Lawrence St Unit Bsmt Yonkers, NY	—	1.0	600	$1,050	$1.75	130d	1	0.38mi
15 Lawrence St Yonkers, NY	2.0	1.0	600	$3,058	$5.10	10d	1	0.40mi
36 Bruce Ave Yonkers, NY	1.0	1.0	700	$1,975	$2.82	7d	1	0.41mi
54 Saratoga Ave Yonkers, NY	1.0	1.0	650	$2,450	$3.77	135d	1	0.49mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	146d	1	0.51mi
280 Hawthorne Ave Unit 6 Yonkers, NY	1.0	1.0	700	$2,100	$3.00	23d	1	0.53mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	65d	2	0.53mi
497 Van Cortlandt Park Ave Yonkers, NY	2.0	1.0	800	$2,600	$3.25	10d	1	0.54mi
267 Hawthorne Ave Apt 5A Yonkers, NY	2.0	1.0	900	$2,450	$2.72	6d	1	0.57mi
16 Pier St Yonkers, NY	2.0	1.0	700	$2,500	$3.57	10d	1	0.57mi
70 Pier St Yonkers, NY	1.0–2.0	1.0–2.0	950	$2,850	$3.00	0d	5	0.58mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	159d	1	0.69mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	159d	1	0.74mi
37 Courter Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	92d	1	0.79mi
325 McLean Ave Apt 15 Yonkers, NY	1.0	1.0	575	$1,800	$3.13	57d	1	0.87mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	159d	1	0.89mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	152d	1	0.96mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	163d	1	0.96mi
107 Tibbetts Rd Apt 2A Yonkers, NY	1.0	1.0	900	$2,000	$2.22	34d	1	1.06mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	184d	1	1.07mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,100	$3.00	91d	1	1.19mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	148d	1	1.19mi
160 Willow St Yonkers, NY	1.0	1.0	700	$1,900	$2.71	10d	1	1.19mi
56 Prospect St Yonkers, NY	1.0	1.0	565	$2,500	$4.42	3d	8	1.19mi
56 Prospect St Unit 204 Yonkers, NY	2.0	1.0	900	$3,100	$3.44	46d	1	1.19mi
56 Prospect St Unit 204 Yonkers, NY	2.0	1.0	900	$3,100	$3.44	82d	1	1.19mi
56 Prospect St Unit 504 Yonkers, NY	2.0	1.0	900	$3,300	$3.67	108d	1	1.19mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	930	$2,564	$2.76	0d	15	1.20mi
158 Willow St Unit 4B Yonkers, NY	1.0	1.0	650	$1,944	$2.99	2d	1	1.20mi
158 Willow St Unit 4B Yonkers, NY	2.0	1.0	650	$1,944	$2.99	34d	1	1.20mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	142d	1	1.20mi
56 Prospect St Unit 104 Yonkers, NY	2.0	1.0	900	$3,100	$3.44	107d	1	1.20mi
56 Prospect St Unit 603 Yonkers, NY	1.0	1.0	600	$2,550	$4.25	106d	1	1.20mi
56 Prospect St Unit 608 Yonkers, NY	1.0	1.0	580	$2,500	$4.31	115d	1	1.20mi
555 McLean Ave Apt 6F Yonkers, NY	1.0	1.0	900	$2,500	$2.78	53d	1	1.22mi
149 Beech St Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	72d	1	1.23mi
585 McLean Ave Apt 4D Yonkers, NY	1.0	1.0	800	$1,950	$2.44	10d	1	1.23mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	808	$3,425	$4.24	10d	20	1.28mi

Property features AI

Finance

• Other: Located in Westchester County
• HOA & community: Additional HOA/community fees apply

Exterior

• Parking: Has garageParking availability: waitlist (carport: no)
• Utilities: Public sewerCable availableElectricity available and connectedPhone availableSewer connectedPublic trash collectionWater available
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick constructionNot waterfront

Interior

• Kitchen: RangeRefrigerator
• Bedrooms: Total rooms: 5 (entry level 6)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heatingSteam heatingWall/window air conditioning units
• Interior features: High ceilingsNo pets allowed
• Laundry & utility: No basement

Listing history 24 events

1. 2026-06-26
   days on market $110,000 Active 67 DOM
2. 2026-06-24
   days on market $110,000 Active 65 DOM
3. 2026-06-22
   days on market $110,000 Active 63 DOM
4. 2026-06-21
   days on market $110,000 Active 62 DOM
5. 2026-06-18
   days on market $110,000 Active 59 DOM
6. 2026-06-17
   days on market $110,000 Active 58 DOM
7. 2026-06-16
   days on market $110,000 Active 57 DOM
8. 2026-06-15
   days on market $110,000 Active 56 DOM
9. 2026-06-13
   days on market $110,000 Active 54 DOM
10. 2026-06-09
    days on market $110,000 Active 50 DOM
11. 2026-06-08
    days on market $110,000 Active 49 DOM
12. 2026-06-07
    days on market $110,000 Active 48 DOM
13. 2026-06-04
    days on market $110,000 Active 45 DOM
14. 2026-06-03
    days on market $110,000 Active 44 DOM
15. 2026-06-02
    days on market $110,000 Active 43 DOM
16. 2026-06-01
    days on market $110,000 Active 42 DOM
17. 2026-05-31
    days on market $110,000 Active 41 DOM
18. 2026-03-31
    listed $110,000 Active 73-char remark
19. 2025-12-19
    historical
20. 2025-12-02
    price $110,000
21. 2025-07-09
    listed $120,000 Active
22. 2024-01-08
    price $89,000
23. 2023-09-26
    price $99,000
24. 2023-06-09
    listed $105,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $26,968
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$3,200
• Taxable income: $11,091
• Est. tax owed @ 24.0%: −$2,662
• After-tax cash flow: $9,521/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 · 1 photo

Poor 20/100 Extensive rehab Est. rehab $45,000–$81,000 screening

This property requires extensive repairs and maintenance to bring it up to a livable condition. Significant improvements to the exterior, interior, and kitchen are needed to increase its resale and rental value.

Repairs flagged

• Major exterior brick facade — Severe weathering and staining
• Major roof — Cannot confirm condition
• Major flooring — Worn and stained
• Major interior walls/paint — Cannot confirm condition
• Major bathrooms — Cannot confirm condition
• Major kitchen — Cannot confirm condition
• Major systems — Cannot confirm condition

Value-add opportunities

• Resale Paint exterior brick facade — Enhances curb appeal and property value ↑
• Resale Replace worn flooring — Improves living space and enhances property value ↑
• Resale Paint interior walls and repaint bathrooms — Enhances interior appearance and property value ↑
• Resale Replace kitchen appliances — Modernizes kitchen and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Extensive 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): 38,887
• Household income: $67,918
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 10% 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 0.56)
• Race & ethnicity: Hispanic / Latino 62% White 17% Two or more races 16% Black 12% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 9% Dominican 27%
• Languages at home: 39% English-only · Spanish 51% Other Indo-European 3% Other Asian/Pacific 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: ▼ -368.22%
• Current HPI: 314.1777
• Rent YoY: ▲ 9.00%
• 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

Finance

• Other: Located in Westchester County
• HOA & community: Additional HOA/community fees apply

Exterior

• Parking: Has garageParking availability: waitlist (carport: no)
• Utilities: Public sewerCable availableElectricity available and connectedPhone availableSewer connectedPublic trash collectionWater available
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick constructionNot waterfront

Interior

• Kitchen: RangeRefrigerator
• Bedrooms: Total rooms: 5 (entry level 6)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heatingSteam heatingWall/window air conditioning units
• Interior features: High ceilingsNo pets allowed
• Laundry & utility: No basement

Price history

+4.8% since first listed

7 events — show timeline

• 2026-03-31 Listed $110,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $110,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-09 Listed $120,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-08 Price Changed $89,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-26 Price Changed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-09 Listed $105,000 OneKey® MLS as Distributed by MLS Grid