1296 Midland Ave Unit L2 · Yonkers, NY 10704

$260,000

1 bd · 1.0 ba · 650 sqft · Condo · 7 Days on market

Built 1954

---

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 +13.4/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this fully renovated 1-bedroom co-op located in the desirable Kimberly Gardens community. This bright and inviting home features brand-new flooring, a beautifully updated kitchen, a modern renovated bathroom, stainless steel appliances and recess lighting. Pet-friendly and ideally situated for commuters, this home is within walking distance to the Fleetwood Metro-North station, offering an approximately 30-minute ride to Grand Central Terminal. Enjoy the convenience of being just steps from the Cross County Shopping Center, with an abundance of shopping, dining, entertainment, and everyday essentials right at your doorstep. Don't miss this fantastic opportunity to own a turn

Key facts

• Fully renovated
• Recess lighting
• Updated kitchen

Tags

• FULLY RENOVATED
• UPDATED KITCHEN
• MODERN RENOVATED BATHROOM
• STAINLESS STEEL APPLIANCES
• RECESS LIGHTING

Property features AI

Finance

• HOA & community: Elevators; Landscaping; Live-in super; Additional monthly fee $88

Exterior

• Parking: Assigned parking (1 space); Parking fee $65
• Utilities: Electric service by Con-Edison; Natural gas available; Public water; Public sewer; Public trash collection
• Home design: Stock cooperative
• Construction: Block construction; Brick exterior
• Exterior features: Block and brick construction; No waterfront; Bicycle room

Interior

• Kitchen: Dishwasher; Freezer; Gas oven; Gas range; Oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level: 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; Natural gas heating; Oil heating
• Interior features: Elevator; Entrance foyer; Recessed lighting; New windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-53 ($-632/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (12.4% below list).
• Recommended offer: $228k (12.4% below list) — sets the bar for 1% rule.

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 (+21.0%/yr); 166 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2k of loan paydown is wiped out by about $8k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y 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 $56/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $227,804 (12.4% 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. Built in 1954 — 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. 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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.54×
• Total profit: $-33,380
• Equity at exit: $38,767

10-year hold

• IRR: 3.4%
• Equity multiple: 1.30×
• Total profit: $21,685
• Equity at exit: $22,480

Cash invested: $72,800 (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 10704

• Rents YoY: 21.0%
• Active inventory: 166
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-53

Break-even live

Break-even rent $2,345

Max offer price $252,375

Occupancy floor 97%

Sensitivity live

Price	-10% $127	-5% $37	+0% $-53	+5% $-143	+10% $-232
Rent	-10% $-233	-5% $-143	+0% $-53	+5% $37	+10% $127
Rate	-1.0pp $78	-0.5pp $13	base $-53	+0.5pp $-120	+1.0pp $-189

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	26d	1	0.52mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	26d	15	0.54mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	0d	17	0.54mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	24d	2	0.61mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	23d	1	0.93mi
411 Bronx River Rd Unit 2K Yonkers, NY	—	1.0	516	$1,795	$3.48	1d	1	1.13mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	26d	1	1.19mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	26d	1	1.21mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	16d	1	1.28mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	46d	1	1.38mi
247 Mile Square Rd Yonkers, NY	—	1.0	350	$1,650	$4.71	7d	1	1.39mi
247 Mile Square Rd Unit 1ST Yonkers, NY	—	1.5	350	$1,650	$4.71	7d	1	1.39mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	26d	1	1.44mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-22
   days on market $260,000 Active 7 DOM
2. 2026-06-21
   days on market $260,000 Active 6 DOM
3. 2026-06-18
   days on market $260,000 Active 3 DOM
4. 2026-06-17
   days on market $260,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $260,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,336
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,966
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$7,564
• Taxable loss: −$5,032
• Est. tax savings @ 24.0%: +$1,208
• After-tax cash flow: $575/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): 31,921
• Household income: $106,786
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1078.0

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 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 32% Two or more races 15% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 11% Cuban 2% Dominican 9%
• Common ancestry: Romanian 2% Subsaharan African 2% Scotch-Irish 2%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 54% English-only · Spanish 25% Other Indo-European 13% 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: ▼ -466.66%
• Current HPI: 293.4414
• Rent YoY: ▲ 21.03%
• 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

+52.9% since first listed

16 events — show timeline

• 2026-06-14 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-29 Price Changed $156,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-28 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-11 Price Changed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-27 Listed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-04 Price Changed $149,999 OneKey® MLS as Distributed by MLS Grid
• 2025-01-27 Price Changed $159,999 OneKey® MLS as Distributed by MLS Grid
• 2024-11-15 Listed $164,999 OneKey® MLS as Distributed by MLS Grid
• 2024-10-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-07-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-04-10 Price Changed $159,999 OneKey® MLS as Distributed by MLS Grid
• 2024-03-05 Listed $169,999 OneKey® MLS as Distributed by MLS Grid