3 Sadore Ln Unit 4P · Yonkers, NY 10710

$197,000

1 bd · 1.0 ba · 800 sqft · Condo · 55 Days on market

Built 1960 $246/sqft · at area comps Est $198k · at est.

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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 +10.2/30.0
• ARV discount +7.7/15.0
• 1% rule +7.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this bright and sunny 1-bedroom co-op located in the heart of Yonkers. This open and inviting unit features beautiful vinyl floors, hi- hat lighting, and a new kitchen with crisp white cabinetry, stainless steel appliances, butcher block countertop, and modern backsplash creating a fresh and modern feel throughout. Updated bathroom. The co-op includes cooking gas, heat, and hot water, offering added convenience and value. Enjoy access to a variety of community amenities, including a swimming pool, playgrounds, and one assigned parking space. Ideally situated near major highways, shops, restaurants, and public transportation, this location is perfect for commuters with easy access to buses to NYC and the Metro-North. No dogs permitted, but cats are welcome.

Key facts

• Parking
• Pool
• Built 1960

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $197k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $197k).
• Recommended offer: $191k (3.0% below list) — sets the bar for market timing.

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: 166 active listings in the ZIP; 28 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

• It's been on market 55 days — a 3% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $52k; list at $197k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 27% of rent.
• 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 $191,090 (3.0% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.23% ✓
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 6.8

CMA / ARV

• ARV (median comp): $197,800
• List price: $197,000
• Delta: -0.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-42,686
• Equity at exit: $29,373

10-year hold

• IRR: -15.8%
• Equity multiple: 0.10×
• Total profit: $-49,686
• Equity at exit: $17,033

Cash invested: $55,160 (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: 166
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,422 high
• Mortgage (P&I): −$1,033
• Tax est. 1.5%: −$246 /mo · $2,955/yr
• Insurance: −$82
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 2 same-building comps: −$662
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-177

Break-even live

Break-even rent $2,645

Max offer price $171,446

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-109	+0% $-177	+5% $-245	+10% $-313
Rent	-10% $-368	-5% $-272	+0% $-177	+5% $-81	+10% $15
Rate	-1.0pp $-77	-0.5pp $-126	base $-177	+0.5pp $-228	+1.0pp $-280

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 28 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	18d	1	0.06mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	44d	1	0.27mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	5d	1	0.32mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	44d	1	0.32mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	8d	1	0.35mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	15d	1	0.47mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	44d	1	0.58mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	8d	1	0.77mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	11d	1	0.77mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$3,795	$4.54	3d	21	0.80mi
70 Roundhill Dr Yonkers, NY	2.0	1.0	775	$3,200	$4.13	44d	1	0.81mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$3,500	$4.27	8d	14	0.83mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	14d	1	0.87mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	15d	1	0.88mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	12d	1	0.90mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	5d	1	0.99mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	23d	1	1.02mi
50 Columbus Ave Apt 909 Tuckahoe, NY	2.0	2.0	871	$3,800	$4.36	0d	1	1.03mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	13d	1	1.06mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	44d	1	1.09mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	44d	1	1.16mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	25d	1	1.19mi
300 Columbus Ave Tuckahoe, NY	—	1.0	766	$3,100	$4.05	20d	5	1.27mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	25d	1	1.29mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	21d	1	1.30mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	15d	1	1.30mi
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: watergaslandscapingpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-02
   status $197,000 Pending 55 DOM
2. 2026-06-01
   days on market $197,000 Active 55 DOM
3. 2026-05-31
   days on market $197,000 Active 54 DOM
4. 2026-04-08
   listed $197,000 Active 777-char remark

   Show marketing remark (777 chars)

   Welcome to this bright and sunny 1-bedroom co-op located in the heart of Yonkers. This open and inviting unit features beautiful vinyl floors, hi- hat lighting, and a new kitchen with crisp white cabinetry, stainless steel appliances, butcher block countertop, and modern backsplash creating a fresh and modern feel throughout. Updated bathroom. The co-op includes cooking gas, heat, and hot water, offering added convenience and value. Enjoy access to a variety of community amenities, including a swimming pool, playgrounds, and one assigned parking space. Ideally situated near major highways, shops, restaurants, and public transportation, this location is perfect for commuters with easy access to buses to NYC and the Metro-North. No dogs permitted, but cats are welcome.

5. 2026-04-04
   historical $197,000 777-char remark

   Show marketing remark (777 chars)

   Welcome to this bright and sunny 1-bedroom co-op located in the heart of Yonkers. This open and inviting unit features beautiful vinyl floors, hi- hat lighting, and a new kitchen with crisp white cabinetry, stainless steel appliances, butcher block countertop, and modern backsplash creating a fresh and modern feel throughout. Updated bathroom. The co-op includes cooking gas, heat, and hot water, offering added convenience and value. Enjoy access to a variety of community amenities, including a swimming pool, playgrounds, and one assigned parking space. Ideally situated near major highways, shops, restaurants, and public transportation, this location is perfect for commuters with easy access to buses to NYC and the Metro-North. No dogs permitted, but cats are welcome.

6. 2002-12-16
   soldstatus $52,500 168-char remark

   Show marketing remark (168 chars)

   Sunny, Freshly Painted, And Has Brand New Wall To Wall Carpeting! Pool Membership For This Complex Is Approx $200/Yr. Walk Shops And Bus. Express Bus To Nyc At Corner.

7. 2002-03-29
   historical 168-char remark

   Show marketing remark (168 chars)

   Sunny, Freshly Painted, And Has Brand New Wall To Wall Carpeting! Pool Membership For This Complex Is Approx $200/Yr. Walk Shops And Bus. Express Bus To Nyc At Corner.

8. 2002-03-29
   price $62,500 168-char remark

   Show marketing remark (168 chars)

   Sunny, Freshly Painted, And Has Brand New Wall To Wall Carpeting! Pool Membership For This Complex Is Approx $200/Yr. Walk Shops And Bus. Express Bus To Nyc At Corner.

9. 2002-01-16
   listed $52,500 168-char remark

   Show marketing remark (168 chars)

   Sunny, Freshly Painted, And Has Brand New Wall To Wall Carpeting! Pool Membership For This Complex Is Approx $200/Yr. Walk Shops And Bus. Express Bus To Nyc At Corner.

ⓘ 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 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: $29,063
• − Mortgage interest: −$11,035
• − Property taxes: −$2,955
• − Insurance: −$1,782
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − HOA: −$7,944
• − Depreciation: −$5,731
• Taxable loss: −$5,035
• Est. tax savings @ 24.0%: +$1,208
• After-tax cash flow: $-911/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

+275.2% since first listed

6 events — show timeline

• 2026-04-08 Listed $197,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-04 Coming Soon $197,000 OneKey® MLS as Distributed by MLS Grid
• 2002-12-16 Sold (MLS) $52,500 HGMLS
• 2002-03-29 Price Changed $62,500 HGMLS
• 2002-03-29 Delisted — HGMLS
• 2002-01-16 Listed $52,500 HGMLS