1234 Midland Ave Unit 3E · Yonkers, NY 10708

$239,900

2 bd · 1.5 ba · 1,126 sqft · Condo · 86 Days on market

Built 1955 $213/sqft · at area comps Est $240k · at est.

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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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.6/15.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Bronxville! The apartment has 2 bedrooms and 1.5 bathrooms. Spacious living room adjacent to dining area with hardwood floors throughout. The kitchen has stainless steel appliances. The bedrooms are spacious with enough closet space for storage. The laundry room is conveniently located in the basement. The coop is walking distance to the Cross County shopping center and the Fleetwood train station. Heat/Hot Water included in maintenance; Debt-to-income ratio 30%; Minimum FICO 700 for one applicant; the other applicant at least 650; minimum income 85,000. After closing a minimum of 10,000, including deposits in a retirement account/IRA/401K. A shareholder must reside in the apartment for 2 years before being eligible to sublet it.

Key facts

• Laundry room
• Hardwood floors
• Built 1955

Tags

• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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.
• Market conditions: Rents rising fast (+4.3%/yr); 245 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $7k 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 + 4.3% rent growth), your $67k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 1955 — 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 $225,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $240,236
• List price: $239,900
• Delta: -0.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $6,191
• Equity at exit: $35,770

10-year hold

• IRR: 13.2%
• Equity multiple: 2.11×
• Total profit: $74,580
• Equity at exit: $20,742

Cash invested: $67,172 (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 10708

• Rents YoY: 4.3%
• Active inventory: 245
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,918 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $648

Break-even live

Break-even rent $2,099

Max offer price $239,900

Occupancy floor 73%

Sensitivity live

Price	-10% $813	-5% $730	+0% $648	+5% $565	+10% $482
Rent	-10% $417	-5% $532	+0% $648	+5% $763	+10% $878
Rate	-1.0pp $768	-0.5pp $709	base $648	+0.5pp $585	+1.0pp $522

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	0.36mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	25d	1	0.50mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	25d	1	0.51mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	25d	1	0.52mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	17d	1	0.53mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	0.60mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$3,199	$3.35	2d	16	0.61mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$5,080	$5.01	25d	15	0.61mi
6 Belden Ave Unit 1 Yonkers, NY	3.0	2.0	1450	$3,500	$2.41	25d	1	0.61mi
26 W Devonia Ave Unit 1 Mt Vernon, NY	3.0	1.5	1388	$4,200	$3.03	12d	1	0.65mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$2,675	$3.69	23d	2	0.69mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	44d	1	0.78mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	19d	1	0.78mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	25d	1	0.84mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	25d	1	0.89mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	44d	1	0.91mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	12d	1	0.95mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	11d	1	0.98mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	21d	1	1.01mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	25d	1	1.07mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	44d	1	1.10mi
173 Crary Ave Mount Vernon, NY	3.0	2.0	1100	$3,100	$2.82	25d	1	1.12mi
36 Dunwoodie St Unit 1 Yonkers, NY	3.0	1.0	1300	$3,500	$2.69	44d	1	1.15mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	44d	1	1.15mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	25d	1	1.15mi
355 Bronxville Rd Bronxville, NY	3.0	2.0	968	$3,400	$3.51	25d	1	1.16mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	25d	1	1.19mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	44d	1	1.19mi
433 Palmer Rd Unit Second Fl Yonkers, NY	3.0	1.5	1400	$3,500	$2.50	44d	1	1.19mi
14 Chamberlain Ave Unit 1 Yonkers, NY	2.0	2.0	1150	$4,200	$3.65	11d	1	1.22mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	8d	1	1.23mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	25d	1	1.26mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	5d	1	1.33mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	44d	1	1.34mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	12d	1	1.36mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	19d	1	1.42mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	14d	1	1.43mi
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	25d	1	1.48mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-18
   days on market $239,900 Active 86 DOM
2. 2026-06-17
   days on market $239,900 Active 85 DOM
3. 2026-06-16
   days on market $239,900 Active 84 DOM
4. 2026-06-15
   days on market $239,900 Active 83 DOM
5. 2026-06-13
   days on market $239,900 Active 81 DOM
6. 2026-06-09
   days on market $239,900 Active 77 DOM
7. 2026-06-08
   days on market $239,900 Active 76 DOM
8. 2026-06-07
   days on market $239,900 Active 75 DOM
9. 2026-06-04
   days on market $239,900 Active 72 DOM
10. 2026-06-03
    days on market $239,900 Active 71 DOM
11. 2026-06-02
    days on market $239,900 Active 70 DOM
12. 2026-06-01
    days on market $239,900 Active 69 DOM
13. 2026-05-31
    days on market $239,900 Active 68 DOM
14. 2026-03-24
    listed $239,900 Active 754-char remark

    Show marketing remark (754 chars)

    Welcome to Bronxville! The apartment has 2 bedrooms and 1.5 bathrooms. Spacious living room adjacent to dining area with hardwood floors throughout. The kitchen has stainless steel appliances. The bedrooms are spacious with enough closet space for storage. The laundry room is conveniently located in the basement. The coop is walking distance to the Cross County shopping center and the Fleetwood train station. Heat/Hot Water included in maintenance; Debt-to-income ratio 30%; Minimum FICO 700 for one applicant; the other applicant at least 650; minimum income 85,000. After closing a minimum of 10,000, including deposits in a retirement account/IRA/401K. A shareholder must reside in the apartment for 2 years before being eligible to sublet it.

15. 2020-06-17
    soldstatus $209,000 Closed 129-char remark

    Show marketing remark (129 chars)

    Large Sponsor Apt - No Board Approval - renovation package - dog friendly bldg- possible 5% down payment -Short Wait List For Pkg

16. 2020-03-26
    status Pending 129-char remark

    Show marketing remark (129 chars)

    Large Sponsor Apt - No Board Approval - renovation package - dog friendly bldg- possible 5% down payment -Short Wait List For Pkg

17. 2020-02-27
    status Pending 129-char remark

    Show marketing remark (129 chars)

    Large Sponsor Apt - No Board Approval - renovation package - dog friendly bldg- possible 5% down payment -Short Wait List For Pkg

18. 2020-01-06
    listed $199,900 Active 129-char remark

    Show marketing remark (129 chars)

    Large Sponsor Apt - No Board Approval - renovation package - dog friendly bldg- possible 5% down payment -Short Wait List For Pkg

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% 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: $35,020
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,802
• − Management: −$2,802
• − Depreciation: −$6,979
• Taxable income: $4,202
• Est. tax owed @ 24.0%: −$1,008
• After-tax cash flow: $6,763/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): 22,482
• Household income: $126,343
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 357.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 10% Black 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 6% Other Asian/Pacific 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: ▼ -668.11%
• Current HPI: 203.4295
• Rent YoY: ▲ 4.27%
• 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

+20.0% since first listed

5 events — show timeline

• 2026-03-24 Listed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2020-06-17 Sold (MLS) $209,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-01-06 Listed $199,900 OneKey® MLS as Distributed by MLS Grid