105 Palisade Ave · Yonkers, NY 10701

$790,000

5 bd · 2.5 ba · 1,628 sqft · MultiFamily public records · 73 Days on market

Built 1925 2,178 sqft lot $485/sqft · 27% below area Est $1075k · 27% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• 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 MLS

INVESTOR SPECIAL: 10% PRO-FORMA CAP RATE POTENTIAL. 105 Palisade is a high-alpha asset for the data-driven investor. This 3-unit configuration (2-unit legal w/ finished basement) offers a significant "Value-Add" bridge between current $5,415/mo gross income and a forecasted $8,255/mo market peak. Positioned in a high-growth Yonkers corridor with 3-4% annual appreciation forecasted for 2026, this property is ideal for "Smart-Home" optimization and ESG upgrades to drive premium rents. Sold as-is with paying tenants—one lease expiring 2/28/26 provides an immediate window for rental upside. High-speed fiber-ready and minutes from Metro-North, this is a low-latency investment in New York’s next tech-hub suburb. Capture the spread before the market corrects.

Key facts

• 2,178 sq ft lot
• Built 1925
• Listed 73 days

🏷️ Possibly a rental listed for sale. The $790,000 price doesn't fit this home's estimated sale value (~$1,075,481) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $790k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $617/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $790k).
• Recommended offer: $743k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Market conditions: Rents rising fast (+4.4%/yr); 183 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $9,255/mo this rent would consume 171% 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 $24k 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 $221k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($743k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $85k; list at $790k implies a 829% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $742,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $1,075,481
• List price: $790,000
• Delta: -26.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Vineyard Ave	0.43mi	4/3.5 (-1)	1,680 (+3%)	6mo	$500,000	$298	60
42 Alder St	0.70mi	6/2.0 (+1)	1,620 (-0%)	1mo	$900,000	$556	59
10 Cliff St	0.57mi	5/2.0	1,662 (+2%)	14mo	$580,000	$349	56
21 Henrietta St	0.61mi	4/3.0 (-1)	1,620 (-0%)	13mo	$692,500	$427	53
162 Oak St	0.54mi	4/2.0 (-1)	1,638 (+1%)	19mo	$230,000	$140	51
10 Garfield St	0.49mi	5/2.0	1,460 (-10%)	24mo	$525,000	$360	38

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $3,199
• Equity at exit: $117,792

10-year hold

• IRR: 11.4%
• Equity multiple: 1.95×
• Total profit: $210,630
• Equity at exit: $68,305

Cash invested: $221,200 (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: 183
• Price-to-rent: 21.3×

Monthly cashflow live

• Estimated rent: $9,255 high
• Mortgage (P&I): −$4,143
• Tax est. 1.5%: −$988 /mo · $11,850/yr
• Insurance: −$329
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,944
• Net cashflow: $1,852

Break-even live

Break-even rent $6,911

Max offer price $790,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$9,255
Total (3 units)			$9,255

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: $197,500
• Closing costs: $23,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Troy Ln Unit 1 Yonkers, NY	4.0	1.5	1500	$4,200	$2.80	7d	1	1.00mi
80 Elliott Ave Unit 3rd Floor Yonkers, NY	4.0	1.0	1500	$4,100	$2.73	43d	1	1.13mi
11 Lawrence St Unit 1L Yonkers, NY	4.0	1.0	2000	$3,400	$1.70	19d	1	1.44mi
497 Van Cortlandt Park Ave Yonkers, NY	4.0	1.0	1200	$3,500	$2.92	43d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $790,000 Active 73 DOM
2. 2026-06-17
   days on market $790,000 Active 72 DOM
3. 2026-06-16
   days on market $790,000 Active 71 DOM
4. 2026-06-15
   days on market $790,000 Active 70 DOM
5. 2026-06-13
   days on market $790,000 Active 68 DOM
6. 2026-06-09
   days on market $790,000 Active 64 DOM
7. 2026-06-08
   days on market $790,000 Active 63 DOM
8. 2026-06-07
   days on market $790,000 Active 62 DOM
9. 2026-06-04
   days on market $790,000 Active 59 DOM
10. 2026-06-03
    days on market $790,000 Active 58 DOM
11. 2026-06-02
    days on market $790,000 Active 57 DOM
12. 2026-06-01
    days on market $790,000 Active 56 DOM
13. 2026-05-31
    days on market $790,000 Active 55 DOM
14. 2026-04-06
    listed $790,000 Active 794-char remark

    Show marketing remark (794 chars)

    INVESTOR SPECIAL: 10% PRO-FORMA CAP RATE POTENTIAL. 105 Palisade is a high-alpha asset for the data-driven investor. This 3-unit configuration (2-unit legal w/ finished basement) offers a significant "Value-Add" bridge between current $5,415/mo gross income and a forecasted $8,255/mo market peak. Positioned in a high-growth Yonkers corridor with 3-4% annual appreciation forecasted for 2026, this property is ideal for "Smart-Home" optimization and ESG upgrades to drive premium rents. Sold as-is with paying tenants—one lease expiring 2/28/26 provides an immediate window for rental upside. High-speed fiber-ready and minutes from Metro-North, this is a low-latency investment in New York’s next tech-hub suburb. Capture the spread before the market corrects.

15. 2026-04-01
    historical
16. 2026-03-02
    price $790,000
17. 2025-10-14
    price $800,000
18. 2025-09-02
    listed $875,000 Active
19. 2015-12-22
    soldstatus $85,000
20. 2015-03-31
    historical Withdrawn
21. 2015-03-31
    historical
22. 2014-12-11
    listed Active
23. 2014-12-11
    listed $150,000
24. 2014-04-07
    price $45,000
25. 2014-03-15
    price $45,199
26. 2012-03-01
    soldstatus $45,199 Sold
27. 2011-11-16
    historical
28. 2011-10-25
    listed $45,000 Active
29. 1987-01-21
    soldstatus $40,000

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $111,060
• − Mortgage interest: −$44,252
• − Property taxes: −$11,850
• − Insurance: −$3,950
• − Repairs & maintenance: −$8,885
• − Management: −$8,885
• − Depreciation: −$22,982
• Taxable income: $10,256
• Est. tax owed @ 24.0%: −$2,462
• After-tax cash flow: $19,762/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

+1875.0% since first listed

16 events — show timeline

• 2026-04-06 Listed $790,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $790,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $800,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-02 Listed $875,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-22 Sold (Public Records) $85,000 Public Records
• 2015-03-31 Delisted — HGMLS
• 2015-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-12-11 Listed — HGMLS
• 2014-12-11 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2014-04-07 Price Changed $45,000 HGMLS
• 2014-03-15 Price Changed $45,199 HGMLS
• 2012-03-01 Sold (MLS) $45,199 HGMLS
• 2011-11-16 Delisted — HGMLS
• 2011-10-25 Listed $45,000 HGMLS
• 1987-01-21 Sold (Public Records) $40,000 Public Records

Property tax history

-24.7%/yr

Latest (2025): $1,227 · +0.8% YoY. Source: county tax records.