18 Porach St · Yonkers, NY 10701

$775,000

6 bd · 3.0 ba · 2,460 sqft · MultiFamily public records · 4 Days on market

Built 1895 2,511 sqft lot Est $775k · at est.

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Why this score? — see what drove the B- 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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Prime Time investment opportunity in Yonkers! Presenting 18 Porach st, a chance to grab a piece of the fastest growing cities in Westchester. It's not everyday you see 3 Family properties in this condition & in this price. Collect as soon as you close with all 3 units occupied by paying Tenants. This Property is just waiting for it's next Owner to spruce it up, make it shine & let it run itself. Say it with me, LOCATION, minutes away from everything including the almost unrecognizable Downtown-Yonkers with all of it's new construction & improvement. Get in while Yonkers is still hot! Being sold with Tenants no exceptions! Schedule a Showing today!

Key facts

• New construction
• Downtown-yonkers
• 2,511 sq ft lot

Tags

• OCCUPIED BY PAYING TENANTS
• NEW CONSTRUCTION
• MINUTES AWAY FROM EVERYTHING
• DOWNTOWN-YONKERS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer; Public water; Trash collection
• Home design: Duplex
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Walk-through kitchen(s)
• Bedrooms: Two 3-bedroom units; One 2-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; High ceilings; Storage space; Walk-through kitchen

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $775k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $833/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $775k).
• Cap rate 10.3% vs local median 5.3% 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 (+4.4%/yr); 185 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $8,993/mo this rent would consume 167% 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 $5k of loan paydown is wiped out by about $23k 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 + 4.4% rent growth), your $217k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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.
• Current owner paid $440k; list at $775k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $775,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.16% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $774,900
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Lafayette Pl	0.54mi	6/—	2,600 (+6%)	3mo	$730,000	$281	63
144 Waverly St	0.64mi	6/3.0	2,200 (-11%)	8mo	$749,000	$340	46
130 Vineyard Ave	0.50mi	5/2.5 (-1)	2,544 (+3%)	22mo	$900,000	$354	46
48 Alder St	0.56mi	6/2.0	2,694 (+10%)	13mo	$849,000	$315	43
16 Homesite Pkwy	0.39mi	5/2.0 (-1)	2,109 (-14%)	12mo	$650,000	$308	39
112 High St	0.44mi	5/3.0 (-1)	2,736 (+11%)	24mo	$795,000	$291	36
226 Sommerville Pl	0.71mi	6/3.0	2,178 (-12%)	20mo	$875,000	$402	31

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $46,081
• Equity at exit: $115,555

10-year hold

• IRR: 15.9%
• Equity multiple: 2.37×
• Total profit: $297,676
• Equity at exit: $67,008

Cash invested: $217,000 (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: 21.5×

Monthly cashflow live

• Estimated rent: $8,993 high
• Mortgage (P&I): −$4,064
• Tax from tax record: −$162 /mo · $1,939/yr
• Insurance: −$323
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,889
• Net cashflow: $2,500

Break-even live

Break-even rent $5,828

Max offer price $775,000

Occupancy floor 67%

Sensitivity live

Price	-10% $2,939	-5% $2,720	+0% $2,500	+5% $2,281	+10% $2,062
Rent	-10% $1,790	-5% $2,145	+0% $2,500	+5% $2,855	+10% $3,211
Rate	-1.0pp $2,891	-0.5pp $2,697	base $2,500	+0.5pp $2,299	+1.0pp $2,095

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$8,994
Total (3 units)			$8,993

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 Kingston Ave Unit 2 Yonkers, NY	7.0	5.0	3000	$3,600	$1.20	0d	1	1.19mi
164 Rossiter Ave Yonkers, NY	5.0	3.0	3080	$5,300	$1.72	2d	1	1.37mi

Listing history 3 events

1. 2026-06-21
   days on market $775,000 Active 4 DOM
2. 2026-06-18
   remarks 661-char remark
3. 2026-06-18
   listed $775,000 Active 1 DOM

ⓘ 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: $1,939 · $162/mo
• Projected year-2 tax: $7,518 · $627/mo
• Expected delta: +$5,579/yr (+$465/mo · 287.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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: $107,916
• − Mortgage interest: −$43,412
• − Property taxes: −$1,939
• − Insurance: −$4,542
• − Repairs & maintenance: −$8,633
• − Management: −$8,633
• − Depreciation: −$22,545
• Taxable income: $18,211
• Est. tax owed @ 24.0%: −$4,371
• After-tax cash flow: $25,632/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

+269.0% since first listed

17 events — show timeline

• 2026-06-16 Listed $775,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-09 Listed for Rent $2,500 SHOWMOJO
• 2021-07-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-03-02 Listed $725,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-08-24 Price Changed $649,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-24 Listed $598,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-14 Sold (Public Records) $440,000 Public Records
• 2017-10-19 Sold (MLS) $270,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-04 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-09-08 Price Changed $279,999 OneKey® MLS as Distributed by MLS Grid
• 2017-09-08 Listed $259,999 OneKey® MLS as Distributed by MLS Grid
• 2008-07-25 Sold (Public Records) $402,800 Public Records
• 2002-03-21 Sold (Public Records) $200,000 Public Records
• 2001-02-28 Delisted — HGMLS
• 2000-08-29 Listed — HGMLS
• 1991-11-18 Sold (Public Records) $210,000 Public Records

Property tax history

-23.4%/yr

Latest (2025): $1,939 · +0.7% YoY. Source: county tax records.