4 Sadore Ln Unit 7M · Yonkers, NY 10710

$189,000

1 bd · 1.0 ba · 800 sqft · Condo · 3 Days on market

Built 1954

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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).

• Cash flow +16.6/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

FRESHLY PAINTED TOP FLOOR ** LOWEST MONTHLY MAINTENANCE OF $492.80 INCLUDES HEAT/HOT WATER/COOKING GAS ** ONE BEDROOM CO-OP NEEDS BOARD APPROVAL ** SHORT COMMUTE TO THE CITY YET THE COMPLEX IS LOCATED ON A QUAINT TREE LINE STREET ** AMENITIES INCLUDE OLYMPIC SWIMMING POOL, COURTYARDS WITH THREE PLAYGROUNDS AND SITTING AREAS ** IT IS CENTRALLY LOCATED AND CLOSE TO BUS INCLUDING THE BxM4C EXPRESS BUS TO MANHATTAN, HIGHWAYS, SHOPS, RESTAURANTS, PARKS AND SCHOOLS ** ABOUT 20 MINUTE WALK TO TUCKAHOE METRO NORTH (28 MINUTE TO GRAND CENTRAL) ** AS PER BOARD REQUIREMENTS CREDIT SCORE AND DTI MUST BE SCREENED ** COMMON LAUNDRY IN THE BASEMENT ** CARPET RULE 100% APPLIES ** NO DOGS AND LIMIT OF TWO CATS PER UNIT WITH BOARD APPROVAL ** ONE ASSIGNED OUTDOOR PARKING FOR $54 MONTHLY Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Hard wood floors
• Easy access to buses
• Swimming pool

Tags

• LARGE LIVING ROOM
• HARD WOOD FLOORS
• UPDATED BATHROOM
• SWIMMING POOL
• ASSIGNED PARKING SPACE
• EASY ACCESS TO BUSES

Property features AI

Finance

• Other: Located in Westchester County
• HOA & community: Association: PLI Realty

Exterior

• Parking: Assigned parking (1 space); Parking fee applies
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected
• Home design: Stock cooperative; One level (entry level: 7); 7-story building
• Construction: Brick exterior
• Exterior features: Brick construction; In-ground pool

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 4 rooms total (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Other heating; Wall/window air conditioning units
• Interior features: Other interior features; In-basement laundry
• Laundry & utility: Laundry in basement

🏢 Co-op / cooperative unit. The $189,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $48 ($574/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 7.0% 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: 163 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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: flood insurance adds $66/mo; HOA is 20% of rent; built in 1954 — 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 $189,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.28% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-27,206
• Equity at exit: $28,181

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-18,247
• Equity at exit: $16,341

Cash invested: $52,920 (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 10710

• Active inventory: 163
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,411 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 2 same-building comps: −$484
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $48

Break-even live

Break-even rent $2,350

Max offer price $189,000

Occupancy floor 93%

Sensitivity live

Price	-10% $178	-5% $113	+0% $48	+5% $-17	+10% $-83
Rent	-10% $-143	-5% $-47	+0% $48	+5% $143	+10% $238
Rate	-1.0pp $143	-0.5pp $96	base $48	+0.5pp $-1	+1.0pp $-51

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	17d	1	0.01mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	44d	1	0.33mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	44d	1	0.38mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	5d	1	0.38mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	8d	1	0.40mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	14d	1	0.52mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	44d	1	0.60mi
70 Roundhill Dr Yonkers, NY	2.0	1.0	775	$3,200	$4.13	44d	1	0.74mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	11d	1	0.80mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	8d	1	0.80mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$3,500	$4.27	8d	14	0.80mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$3,795	$4.54	2d	21	0.82mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	13d	1	0.91mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	15d	1	0.93mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	12d	1	0.96mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	22d	1	1.04mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	5d	1	1.05mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	12d	1	1.06mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	44d	1	1.11mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	25d	1	1.19mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	44d	1	1.21mi
300 Columbus Ave Tuckahoe, NY	—	1.0	766	$3,100	$4.05	19d	5	1.26mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	20d	1	1.30mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	15d	1	1.32mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	25d	1	1.36mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	44d	1	1.38mi
Glen Rd Unit H Eastchester, NY	1.0	1.0	612	$2,200	$3.59	44d	1	1.45mi

HOA detail condo

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

Listing history 2 events

1. 2026-06-18
   remarks 511-char remark
2. 2026-06-18
   listed $189,000 Active 3 DOM

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,928
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$1,742
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − HOA: −$5,808
• − Depreciation: −$5,498
• Taxable loss: −$2,171
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $1,095/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): 25,855
• Household income: $108,845
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 920.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 39% Hispanic / Latino 30% Black 14% Two or more races 12% Asian 11% Native American 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9% Dominican 9%
• Common ancestry: Romanian 2% Scotch-Irish 1% Hispanic 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 64% English-only · Spanish 18% Other Indo-European 6% Other Asian/Pacific 5%

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: ▼ -622.30%
• Current HPI: 297.1704
• 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

+64.3% since first listed

8 events — show timeline

• 2026-06-15 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-14 Sold (MLS) $165,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-08-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-07-14 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2005-04-05 Sold (MLS) $114,999 HGMLS
• 2005-02-26 Delisted — HGMLS
• 2004-11-05 Listed $114,999 HGMLS