59 Clarewood Dr · Yonkers, NY 10706

$689,000

2 bd · 3.5 ba · 2,700 sqft · Townhouse · 38 Days on market

Built 1989 0.52 ac lot $255/sqft · 35% below area Est $1059k · 35% under $708/mo HOA · 9% of rent

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Why this score? — see what drove the C+ 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 +18.1/30.0
• ARV discount +15.0/15.0
• Schools +7.8/10.0
• 1% rule +5.8/10.0
• DSCR +5.7/10.0
• 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

Absolutely Mint! Owners Have Great Taste. Beautiful Fenced-in Brick Patio. Totally Private

Key facts

• Gated community
• Private wood deck
• Walk-in closet

Tags

• GATED COMMUNITY
• EXCEPTIONAL AMENITIES
• PRIVATE WOOD DECK
• WALK-IN CLOSET
• FLEXIBLE LIVING SPACE

Property features AI

Finance

• HOA & community: Association managed by Ferrara Management; Monthly association fee: $708; Additional monthly fee (special assessment): $865; Association amenities include clubhouse, fitness center, gated access, landscaping and grounds maintenance, parking, playground, pool, recreation facilities, snow removal, tennis courts

Exterior

• Parking: Common driveway; Garage with garage door opener; 1 garage space
• Security: Gated community
• Utilities: Con-Edison electric service; Public sewer; Water available and connected; Natural gas available and connected; Cable and phone available; Trash collection (private); Underground utilities; Sewer connected
• Home design: Townhouse condominium; Two-story; Entry level: 59; Property condition: Actual
• Construction: Block foundation; Construction materials: Unknown
• Exterior features: Community pool; Gated community; Deck; Patio; Porch

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Open kitchen with eat-in area
• Bedrooms: Two levels (total rooms: 7)
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cathedral ceilings; Eat-in kitchen; Entrance foyer; Open floor plan; Open kitchen; Storage; Walk-through kitchen; Deck, patio and porch
• Laundry & utility: Washer and dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/3.5-bath townhouse listed at $689k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $689k).
• Recommended offer: $668k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Hastings-On-Hudson Union Free School District (suburban): math 79% / reading 88% proficiency, ranked #27 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Hillside Elementary School (math 89% / reading 87%, grade A+, #64 of 2,108 statewide, top 3%, 564 students, 0% FRL); Farragut Middle School (math 67% / reading 84%, grade A, #51 of 729 statewide, top 7%, 527 students, 0% FRL); Hastings High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 519 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 47 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k of loan paydown is wiped out by about $21k 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

• It's been on market 38 days — a 3% lower offer ($668k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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 $430k; list at $689k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $668,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 7.7

CMA / ARV

• ARV (median comp): $1,058,713
• List price: $689,000
• Delta: -34.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Clarewood Dr #31	0.01mi	2/2.5	2,640 (-2%)	3mo	$915,000	$347	89
6 Berrybush Ln #6	0.08mi	3/3.5 (+1)	2,725 (+1%)	1mo	$1,055,000	$387	89
6 Oakcrest Ln	0.04mi	2/2.5	2,714 (+0%)	18mo	$999,999	$368	78
23 Oakcrest Ln	0.09mi	3/2.5 (+1)	2,404 (-11%)	20mo	$999,999	$416	52
10 Old Jackson Ave #65	0.73mi	3/2.5 (+1)	2,800 (+4%)	21mo	$1,175,000	$420	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-72,542
• Equity at exit: $102,732

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-11,613
• Equity at exit: $59,572

Cash invested: $192,920 (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 10706

• Active inventory: 47
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $7,455 high
• Mortgage (P&I): −$3,613
• Tax from tax record: −$674 /mo · $8,084/yr
• Insurance: −$287
• HOA: −$708
• Vacancy / Maint / Mgmt: −$1,565
• Net cashflow: $607

Break-even live

Break-even rent $6,686

Max offer price $689,000

Occupancy floor 87%

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: $172,250
• Closing costs: $20,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Clarewood Dr Hastings on Hudson, NY	3.0	3.5	2800	$8,000	$2.86	11d	1	0.09mi
42 Clarewood Dr Hastings on Hudson, NY	3.0	3.5	2800	$7,800	$2.79	1d	1	0.09mi
9 Minetta Pl Yonkers, NY	2.0	1.0	1792	$3,000	$1.67	43d	1	0.56mi
53 Prince St Hastings on Hudson, NY	3.0	2.0	1950	$4,500	$2.31	43d	1	0.70mi
102 Boulder Ridge Rd Scarsdale, NY	2.0	3.5	3490	$7,000	$2.01	1d	1	1.24mi

HOA detail

• Monthly dues: $708 · $8,496/yr

Listing history 14 events

1. 2026-06-08
   statusdays on market $689,000 Pending 38 DOM
2. 2026-06-07
   days on market $689,000 Active 37 DOM
3. 2026-06-04
   days on market $689,000 Active 34 DOM
4. 2026-06-03
   days on market $689,000 Active 33 DOM
5. 2026-06-02
   days on market $689,000 Active 32 DOM
6. 2026-06-01
   days on market $689,000 Active 31 DOM
7. 2026-05-31
   days on market $689,000 Active 30 DOM
8. 2026-04-30
   listed $689,000 Active 1298-char remark
9. 2014-03-19
   price $429,000 90-char remark

   Show marketing remark (90 chars)

   Absolutely Mint! Owners Have Great Taste. Beautiful Fenced-in Brick Patio. Totally Private

10. 1999-11-24
    soldstatus $430,000
11. 1999-11-01
    soldstatus $430,000 90-char remark

    Show marketing remark (90 chars)

    Absolutely Mint! Owners Have Great Taste. Beautiful Fenced-in Brick Patio. Totally Private

12. 1999-08-08
    listed $430,000 90-char remark

    Show marketing remark (90 chars)

    Absolutely Mint! Owners Have Great Taste. Beautiful Fenced-in Brick Patio. Totally Private

13. 1997-08-26
    soldstatus $365,000
14. 1994-09-26
    soldstatus $343,000

ⓘ 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: $8,084 · $674/mo
• Projected year-2 tax: $9,864 · $822/mo
• Expected delta: +$1,780/yr (+$148/mo · 22.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 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: $89,456
• − Mortgage interest: −$38,595
• − Property taxes: −$8,084
• − Insurance: −$3,445
• − Repairs & maintenance: −$7,156
• − Management: −$7,156
• − HOA: −$8,496
• − Depreciation: −$20,044
• Taxable loss: −$3,521
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $8,132/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: Hastings-On-Hudson Union Free School District
• NCES district ID: 3613950
• Math proficiency: 79% ▲ 2.00%
• Reading proficiency: 88% ▲ 11.00%
• Median HH income: $122,901
• Composite: 77.5/100
• National rank: #94
• State rank: #27 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

• City population: 212,407
• Population (ZIP): 9,119

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 8% Two or more races 7% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 1%
• Common ancestry: Scotch-Irish 4% Romanian 4% Subsaharan African 2%
• Foreign-born: 14% · Canada, Vietnam, Dominican Republic
• Languages at home: 84% English-only · Other Indo-European 4% Spanish 4% 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: ▼ -808.24%
• Current HPI: 319.1863
• Rent YoY: —
• Metro: —
• 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

+100.9% since first listed

8 events — show timeline

• 2026-06-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $689,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-19 Price Changed $429,000 HGMLS
• 1999-11-24 Sold (Public Records) $430,000 Public Records
• 1999-11-01 Sold (MLS) $430,000 HGMLS
• 1999-08-08 Listed $430,000 HGMLS
• 1997-08-26 Sold (Public Records) $365,000 Public Records
• 1994-09-26 Sold (Public Records) $343,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $8,084 · -3.5% YoY. Source: county tax records.