29 Abeel St Unit 6g · Yonkers, NY 10705

$110,000

1 bd · 1.0 ba · 900 sqft · Condo · 59 Days on market

Built 1956 Poor condition $122/sqft · 38% below area Est $179k · 38% 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
• 1% rule +10.0/10.0
• Cash flow +7.5/30.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• DSCR +1.7/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious one bedroom coop located in downtown Yonkers. Bring your vision

Key facts

• Garage
• Built 1956
• Listed 59 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% 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.
• Market conditions: Rents rising fast (+9.0%/yr); 86 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($107k) 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: HOA is 51% of rent; 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 $106,700 (3.0% 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 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.04% ✓
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $178,847
• List price: $110,000
• Delta: -38.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.55×
• Total profit: $-13,761
• Equity at exit: $16,401

10-year hold

• IRR: 9.6%
• Equity multiple: 2.11×
• Total profit: $34,100
• 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 →

ZIP-level market 10705

• Rents YoY: 9.0%
• Active inventory: 86
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,249 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA est. from 1 same-building comp: −$1,151
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-134

Break-even live

Break-even rent $2,419

Max offer price $90,546

Occupancy floor —

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
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	43d	1	0.41mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	5d	1	0.51mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	0.53mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	17d	1	0.69mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	18d	1	0.74mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	18d	1	0.89mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	11d	1	0.96mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	0.96mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	43d	1	1.07mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	14d	1	1.19mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	1.19mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	1d	22	1.20mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	1d	1	1.20mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	7d	25	1.28mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	15d	1	1.30mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$2,786	$3.07	3d	4	1.34mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	24d	1	1.34mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	43d	1	1.37mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	22d	1	1.38mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,248	$3.66	1d	20	1.39mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	43d	1	1.39mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	15d	1	1.44mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	43d	1	1.44mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	4d	1	1.45mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	43d	3	1.48mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	7d	2	1.48mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	7d	48	1.48mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 59 DOM
2. 2026-06-17
   days on market $110,000 Active 58 DOM
3. 2026-06-16
   days on market $110,000 Active 57 DOM
4. 2026-06-15
   days on market $110,000 Active 56 DOM
5. 2026-06-13
   days on market $110,000 Active 54 DOM
6. 2026-06-09
   days on market $110,000 Active 50 DOM
7. 2026-06-08
   days on market $110,000 Active 49 DOM
8. 2026-06-07
   days on market $110,000 Active 48 DOM
9. 2026-06-04
   days on market $110,000 Active 45 DOM
10. 2026-06-03
    days on market $110,000 Active 44 DOM
11. 2026-06-02
    days on market $110,000 Active 43 DOM
12. 2026-06-01
    days on market $110,000 Active 42 DOM
13. 2026-05-31
    days on market $110,000 Active 41 DOM
14. 2026-03-31
    listed $110,000 Active 73-char remark

    Show marketing remark (73 chars)

    Spacious one bedroom coop located in downtown Yonkers. Bring your vision

15. 2025-12-19
    historical
16. 2025-12-02
    price $110,000
17. 2025-07-09
    listed $120,000 Active
18. 2024-01-08
    price $89,000
19. 2023-09-26
    price $99,000
20. 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: $26,988
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − HOA: −$13,812
• − Depreciation: −$3,200
• Taxable loss: −$2,703
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $-965/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior brick facade · Severe weathering and staining	Major	$15,000–50,000
roof · Cannot confirm condition	Major	$15,000–50,000
flooring · Worn and stained	Major	$15,000–50,000
interior walls/paint · Cannot confirm condition	Major	$15,000–50,000
bathrooms · Cannot confirm condition	Major	$15,000–50,000
kitchen · Cannot confirm condition	Major	$15,000–50,000
systems · Cannot confirm condition	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 38,887
• Household income: $67,918
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 2783.0

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 0.56)
• 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%
• Common ancestry: Scotch-Irish 1% Romanian 1%
• Foreign-born: 40% · Canada, Jamaica, South Korea
• Languages at home: 39% English-only · Spanish 51% Other Indo-European 3% Other Asian/Pacific 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: ▼ -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

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

+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