48 Dehaven Unit 2E · Yonkers, NY 10703

$210,000

2 bd · 1.0 ba · 975 sqft · Condo · 194 Days on market

Built 1953 $215/sqft · 11% below area Est $235k · 11% 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 +28.0/30.0
• ARV discount +12.3/15.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Garden style Brick Co-operative located @ the desirable Greystone Complex . Two bedroom , one bath. Second floor unit offers plenty of space with living room and dining room open floor plan and convenient adjacent Kitchen. Comfortably sized bedrooms and ample closet space thru out. Monthly maintenance includes electric , gas, heat and hot water. Outdoor off-street parking and garage space upon availability , additional cost. On site Laundry and Laundry Library. Great North Yonkers location - close to schools, shops , public transportation, Metro North, Hospital, hotels , restaurants and much more. Short walk to local Public Parks. Call for more info.

Key facts

• Open floor plan
• Ample closet space
• Close to shops

Tags

• OPEN FLOOR PLAN
• AMPLE CLOSET SPACE
• UTILITIES INCLUDED
• GREAT NORTH YONKERS LOCATION
• CLOSE TO SHOPS
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• Market conditions: 76 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 36% 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 $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $210k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1953 — 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
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: 1.27% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.34%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $234,824
• List price: $210,000
• Delta: -10.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $4,146
• Equity at exit: $31,312

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $52,974
• Equity at exit: $18,157

Cash invested: $58,800 (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 10703

• Home prices YoY: -13.2%
• Active inventory: 76
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,665 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $598

Break-even live

Break-even rent $1,907

Max offer price $210,000

Occupancy floor 73%

Sensitivity live

Price	-10% $743	-5% $671	+0% $598	+5% $526	+10% $453
Rent	-10% $388	-5% $493	+0% $598	+5% $703	+10% $809
Rate	-1.0pp $704	-0.5pp $652	base $598	+0.5pp $544	+1.0pp $488

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	45d	1	0.23mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	5d	1	0.46mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	45d	1	0.61mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	45d	1	0.66mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	828	$4,475	$5.40	1d	4	0.83mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	26d	1	0.85mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	26d	1	0.85mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	45d	1	0.85mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	45d	1	0.88mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	45d	1	0.94mi
348 Saw Mill River Rd Unit 2 Yonkers, NY	3.0	1.0	900	$3,200	$3.56	26d	1	1.02mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	17d	1	1.05mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	20d	1	1.14mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	17d	1	1.14mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$4,600	$5.61	9d	14	1.20mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	45d	1	1.25mi
246 Stone Ave Yonkers, NY	3.0	1.0	900	$3,300	$3.67	6d	1	1.27mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	45d	1	1.29mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	45d	1	1.29mi
369 Warburton Ave Unit 4A Yonkers, NY	3.0	1.0	950	$3,500	$3.68	45d	1	1.29mi

HOA detail condo

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

Listing history 17 events

1. 2026-05-17
   status Pending 664-char remark

   Show marketing remark (664 chars)

   Garden style Brick Co-operative located @ the desirable Greystone Complex . Two bedroom , one bath. Second floor unit offers plenty of space with living room and dining room open floor plan and convenient adjacent Kitchen. Comfortably sized bedrooms and ample closet space thru out. Monthly maintenance includes electric , gas, heat and hot water. Outdoor off-street parking and garage space upon availability , additional cost. On site Laundry and Laundry Library. Great North Yonkers location - close to schools, shops , public transportation, Metro North, Hospital, hotels , restaurants and much more. Short walk to local Public Parks. Call for more info.

2. 2026-01-07
   price $210,000 664-char remark

   Show marketing remark (664 chars)

   Garden style Brick Co-operative located @ the desirable Greystone Complex . Two bedroom , one bath. Second floor unit offers plenty of space with living room and dining room open floor plan and convenient adjacent Kitchen. Comfortably sized bedrooms and ample closet space thru out. Monthly maintenance includes electric , gas, heat and hot water. Outdoor off-street parking and garage space upon availability , additional cost. On site Laundry and Laundry Library. Great North Yonkers location - close to schools, shops , public transportation, Metro North, Hospital, hotels , restaurants and much more. Short walk to local Public Parks. Call for more info.

3. 2025-11-02
   listed $229,000 Active 664-char remark

   Show marketing remark (664 chars)

   Garden style Brick Co-operative located @ the desirable Greystone Complex . Two bedroom , one bath. Second floor unit offers plenty of space with living room and dining room open floor plan and convenient adjacent Kitchen. Comfortably sized bedrooms and ample closet space thru out. Monthly maintenance includes electric , gas, heat and hot water. Outdoor off-street parking and garage space upon availability , additional cost. On site Laundry and Laundry Library. Great North Yonkers location - close to schools, shops , public transportation, Metro North, Hospital, hotels , restaurants and much more. Short walk to local Public Parks. Call for more info.

4. 2020-10-24
   historical
5. 2020-08-22
   listed $199,000 Active
6. 2014-03-15
   price $120,000
7. 2012-09-04
   soldstatus $120,000 Sold
8. 2012-07-01
   historical
9. 2012-05-22
   historical Pending
10. 2012-05-22
    price $147,000
11. 2012-03-22
    price $147,000
12. 2011-10-01
    listed $150,000 Active
13. 2011-09-19
    historical
14. 2011-04-04
    price
15. 2011-03-21
    listed Active
16. 2011-03-20
    historical
17. 2010-09-21
    listed 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $31,975
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,716
• − Repairs & maintenance: −$2,558
• − Management: −$2,558
• − Depreciation: −$6,109
• Taxable income: $4,120
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $6,190/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): 22,586
• Household income: $89,773
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1216.0

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 0.69)
• 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%

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

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

+40.0% since first listed

17 events — show timeline

• 2026-05-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-02 Listed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-08-22 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $120,000 HGMLS
• 2012-09-04 Sold (MLS) $120,000 HGMLS
• 2012-07-01 Delisted — HGMLS
• 2012-05-22 Contingent — HGMLS
• 2012-05-22 Price Changed $147,000 HGMLS
• 2012-03-22 Price Changed $147,000 HGMLS
• 2011-10-01 Listed $150,000 HGMLS
• 2011-09-19 Delisted — HGMLS
• 2011-04-04 Price Changed — HGMLS
• 2011-03-21 Listed — HGMLS
• 2011-03-20 Delisted — HGMLS
• 2010-09-21 Listed — HGMLS