1052 Mclean Ave · Yonkers, NY 10704

$375,000

3 bd · 2.5 ba · 1,953 sqft · SingleFamily public records · 6 Days on market

Built 1930 4,356 sqft lot $192/sqft · 54% below area ↓ 14% since listing

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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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR OPPORTUNITY — the hard part is already done. Securing land and structure in Westchester is the bottleneck on every flip — and it’s solved here. This 1930 Colonial is stripped to the bones and ready for rehab: architectural as-built plans are on file, a full scope of work is drafted, and foundational work is already underway. Bring your crew and finish the vision. The numbers work for a flip or a BRRRR hold. Entry well below renovated single-family comps in this Yonkers submarket. Smart, resale-friendly layout: foyer, separate living and dining rooms, an eat-in kitchen, an upstairs primary suite with TWO walk-in closets and a private terrace, a second bedroom, plus

Key facts

• Private terrace
• Walkup attic
• Walk-out basement

Tags

• SOLID WOOD-FRAME STRUCTURE
• ARCHITECTURAL AS-BUILT PLANS
• FULL KITCHEN FOOTPRINT
• PRIVATE TERRACE
• WALK-OUT BASEMENT
• WALKUP ATTIC

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Con-Edison electric; Public sewer; Public trash collection
• Home design: Single family residence
• Construction: Frame construction with vinyl siding
• Exterior features: Fenced yard; Level and sloped areas; Near public transit, schools, and shops; Stone/brick wall

Interior

• Kitchen: Gas water heater
• Bedrooms: 5 rooms total (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Full unfinished basement with walk-out access
• Heating & cooling: Hot water heating; Natural gas heating; Oil heating; Other heating types; Wall/window air conditioning units
• Interior features: Patio; Other interior features; Full walkup attic
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $375k).
• Cap rate 10.5% 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: Rents rising fast (+21.0%/yr); 165 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• At $4,513/mo this rent would consume 51% of the median local household income ($107k/yr) (locally 1078% 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 $3k of loan paydown is wiped out by about $11k 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 + 8.0% rent growth), your $105k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 25y 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: built in 1930 — 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 $375,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

• ARV (median comp): $820,251
• List price: $375,000
• Delta: -51.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Glover Ave	0.27mi	3/2.5	1,675 (-14%)	2mo	$750,000	$448	62
345 E 239th St	0.19mi	4/3.0 (+1)	1,859 (-5%)	17mo	$725,000	$390	62
317 E 242nd St	0.28mi	3/1.5	1,728 (-12%)	4mo	$791,000	$458	60
319 East 235th St	0.34mi	3/1.5	2,050 (+5%)	17mo	$675,000	$329	58
20 Glover Ave	0.25mi	3/1.5	1,675 (-14%)	8mo	$725,000	$433	54
4376 Katonah Ave	0.29mi	4/2.0 (+1)	1,685 (-14%)	4mo	$805,000	$478	54
115 East 235th St	0.59mi	3/2.5	2,160 (+11%)	2mo	$742,500	$344	53
131 E 238th St	0.53mi	3/2.0	2,100 (+8%)	9mo	$800,000	$381	53
138 Hyatt Ave	0.40mi	3/2.5	1,723 (-12%)	12mo	$820,000	$476	52
4647 Bronx Blvd	0.48mi	4/2.5 (+1)	1,890 (-3%)	19mo	$650,000	$344	52
130 East 236th St	0.55mi	4/1.5 (+1)	1,874 (-4%)	13mo	$710,000	$379	48
4253 Byron Ave	0.61mi	3/2.5	2,242 (+15%)	6mo	$650,000	$290	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.45×
• Total profit: $47,278
• Equity at exit: $55,914

10-year hold

• IRR: 23.3%
• Equity multiple: 3.45×
• Total profit: $257,721
• Equity at exit: $32,423

Cash invested: $105,000 (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: 165
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $4,513 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$948
• Net cashflow: $1,324

Break-even live

Break-even rent $2,837

Max offer price $375,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,537	-5% $1,430	+0% $1,324	+5% $1,218	+10% $1,112
Rent	-10% $968	-5% $1,146	+0% $1,324	+5% $1,503	+10% $1,681
Rate	-1.0pp $1,513	-0.5pp $1,420	base $1,324	+0.5pp $1,227	+1.0pp $1,128

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Hunts Bridge Rd Yonkers, NY	3.0	1.0	1600	$3,500	$2.19	15d	1	0.68mi
155 Vernon Ave Yonkers, NY	2.0	1.0	2226	$2,700	$1.21	44d	1	1.34mi
184 Trenchard St Yonkers, NY	2.0	1.0	1876	$2,550	$1.36	44d	1	1.38mi
169 Tibbetts Rd Unit 1st Fl Yonkers, NY	3.0	1.0	1550	$3,300	$2.13	45d	1	1.39mi
89 Thurton Pl Unit 2 Yonkers, NY	3.0	4.0	2500	$6,000	$2.40	44d	1	1.41mi
93 Thurton Pl Unit 1 Yonkers, NY	3.0	4.0	2500	$6,000	$2.40	18d	1	1.42mi
93 Thurton Pl Unit 2 Yonkers, NY	3.0	4.0	2500	$6,000	$2.40	44d	1	1.42mi
97 Thurton Pl Unit 2 Yonkers, NY	3.0	4.0	2500	$6,000	$2.40	18d	1	1.44mi
97 Thurton Pl Unit 1 Yonkers, NY	3.0	4.0	2500	$6,000	$2.40	44d	1	1.44mi
99 Thurton Pl Unit 1 Yonkers, NY	3.0	4.0	2500	$6,000	$2.40	18d	1	1.45mi
99 Thurton Pl Unit 2 Yonkers, NY	3.0	4.0	2500	$6,000	$2.40	44d	1	1.45mi
101 Thurton Pl Unit 1 Yonkers, NY	3.0	4.0	2500	$6,000	$2.40	44d	1	1.45mi
305 N Terrace Ave Mount Vernon, NY	2.0	1.0	1800	$3,200	$1.78	25d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   days on market $375,000 Active 6 DOM
2. 2026-06-17
   days on market $375,000 Active 5 DOM
3. 2026-06-16
   days on market $375,000 Active 4 DOM
4. 2026-06-15
   days on market $375,000 Active 3 DOM
5. 2026-06-13
   remarks 681-char remark
6. 2026-06-13
   pricedays on marketlisting id $375,000 Active 1 DOM
7. 2026-06-09
   days on market $400,000 Active 74 DOM
8. 2026-06-08
   days on market $400,000 Active 73 DOM
9. 2026-06-07
   days on market $400,000 Active 72 DOM
10. 2026-06-04
    days on market $400,000 Active 69 DOM
11. 2026-06-03
    days on market $400,000 Active 68 DOM
12. 2026-06-02
    days on market $400,000 Active 67 DOM
13. 2026-06-01
    days on market $400,000 Active 66 DOM
14. 2026-05-31
    days on market $400,000 Active 65 DOM
15. 2026-05-18
    price $400,000 1563-char remark
16. 2026-04-30
    price $425,000 1563-char remark
17. 2026-04-16
    price $445,000 1563-char remark
18. 2026-03-27
    listed $475,000 Active 1563-char remark
19. 2025-03-27
    soldstatus $420,000
20. 2024-12-03
    historical
21. 2024-10-31
    listed $439,000 Active
22. 2024-09-30
    historical
23. 2024-08-22
    listed $439,999 Active
24. 2024-06-01
    historical
25. 2024-04-26
    listed $475,000 Active
26. 2023-12-06
    price $500,000
27. 2023-11-27
    listed $550,000 Active
28. 2023-07-03
    price $549,000
29. 2023-07-03
    historical
30. 2023-06-13
    price $499,900
31. 2023-04-04
    listed $549,000 Active
32. 2023-04-02
    historical
33. 2022-12-05
    price $599,000
34. 2022-10-02
    listed $630,000 Active
35. 2017-01-10
    historical Expired
36. 2016-12-15
    soldstatus $325,000
37. 2016-06-30
    historical
38. 2016-01-11
    historical Pending
39. 2015-05-03
    listed Active
40. 2015-05-03
    listed $345,000
41. 2015-01-01
    historical Expired
42. 2014-12-31
    historical
43. 2014-11-18
    price
44. 2014-06-26
    listed Active
45. 2014-06-25
    listed $430,000
46. 2007-09-20
    soldstatus $437,750
47. 2005-10-26
    historical
48. 2005-07-17
    listed
49. 2005-06-17
    historical
50. 2005-03-29
    listed

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $3,877 · $323/mo
• Expected delta: +$2,460/yr (+$205/mo · 173.7%)

ⓘ 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 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: $54,153
• − Mortgage interest: −$21,006
• − Property taxes: −$1,417
• − Insurance: −$1,875
• − Repairs & maintenance: −$4,332
• − Management: −$4,332
• − Depreciation: −$10,909
• Taxable income: $10,282
• Est. tax owed @ 24.0%: −$2,468
• After-tax cash flow: $13,423/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

-14.3% since first listed

41 events — show timeline

• 2026-06-13 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-11 Coming Soon $375,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $400,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $445,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-27 Listed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-27 Sold (Public Records) $420,000 Public Records
• 2024-12-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-31 Listed $439,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-22 Listed $439,999 OneKey® MLS as Distributed by MLS Grid
• 2024-06-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-04-26 Listed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-06 Price Changed $500,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-27 Listed $550,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-03 Price Changed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-06-13 Price Changed $499,900 OneKey® MLS as Distributed by MLS Grid
• 2023-04-04 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-12-05 Price Changed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-02 Listed $630,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-10 Delisted — HGMLS
• 2016-12-15 Sold (Public Records) $325,000 Public Records
• 2016-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-01-11 Contingent — HGMLS
• 2015-05-03 Listed — HGMLS
• 2015-05-03 Listed $345,000 OneKey® MLS as Distributed by MLS Grid
• 2015-01-01 Delisted — HGMLS
• 2014-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-11-18 Price Changed — HGMLS
• 2014-06-26 Listed — HGMLS
• 2014-06-25 Listed $430,000 OneKey® MLS as Distributed by MLS Grid
• 2007-09-20 Sold (Public Records) $437,750 Public Records
• 2005-10-26 Delisted — HGMLS
• 2005-07-17 Listed — HGMLS
• 2005-06-17 Delisted — HGMLS
• 2005-03-29 Listed — HGMLS
• 2001-06-15 Delisted — HGMLS
• 2001-04-11 Listed — HGMLS

Property tax history

-27.0%/yr

Latest (2025): $1,417 · +0.5% YoY. Source: county tax records.