632 Warburton Ave Unit 5E · Yonkers, NY 10701

$274,900

2 bd · 2.0 ba · 1,050 sqft · Condo · 66 Days on market

Built 1950

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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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• 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

Seller financing available!Call for info. . Hardwood floors, recessed lighting, new kitchen with granite countertops, maple cabinets, ceramic tile flooring, stainless steel Frigidaire appliances w/ a warranty, two brand new bathrooms, upgraded electrical !Unobtrusive Hudson river views & terrace with overhead lighting added for the evening. .. EZ commute to NYC bus in front of building to 242nd subway . Near-by Metro North. Boaters , One year membership at Yonkers Yatch club call fo detail

Key facts

• Built 1950
• Listed 66 days

Property features AI

Finance

• HOA & community: Association managed by Garthchester Mgt.; One-time application fee of $700

Exterior

• Parking: Assigned parking (waitlist); Parking fee applies
• Security: Video cameras
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public water connected; Public sewer; Public trash collection
• Home design: Stock cooperative; 8-story building; Entry level at 5th floor
• Construction: Brick construction; Basement with walk-out access
• Exterior features: Courtyard

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Elevator; Walk-through kitchen; Terrace; First-floor bedroom; First-floor full bath

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (+4.4%/yr); 185 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $2,780/mo this rent would consume 52% of the median local household income ($65k/yr) (locally 6045% 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 $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

• It's been on market 66 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $152k; list at $275k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $258,405 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1950 — 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: 1.01% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-21,683
• Equity at exit: $40,988

10-year hold

• IRR: 3.7%
• Equity multiple: 1.29×
• Total profit: $22,238
• Equity at exit: $23,768

Cash invested: $76,972 (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 10701

• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,780 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,124/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $296

Break-even live

Break-even rent $2,405

Max offer price $274,900

Occupancy floor 84%

Sensitivity live

Price	-10% $486	-5% $391	+0% $296	+5% $201	+10% $106
Rent	-10% $77	-5% $187	+0% $296	+5% $406	+10% $516
Rate	-1.0pp $435	-0.5pp $366	base $296	+0.5pp $225	+1.0pp $153

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	44d	1	0.30mi
552 N Broadway Yonkers, NY	2.0	1.0	1300	$2,800	$2.15	44d	1	0.33mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	4d	1	0.39mi
740 Palisade Ave Yonkers, NY	3.0	1.0	1200	$2,900	$2.42	25d	1	0.44mi
65 Tower Pl Unit 1st floor Yonkers, NY	2.0	1.0	1400	$3,200	$2.29	44d	1	0.58mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	44d	1	0.59mi
369 Warburton Ave Unit 4A Yonkers, NY	3.0	1.0	950	$3,500	$3.68	44d	1	0.60mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	44d	1	0.60mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	44d	1	0.76mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	44d	1	0.82mi
221 Woodland Ave Yonkers, NY	2.0	1.0	1470	$2,650	$1.80	8d	1	0.82mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	17d	1	0.82mi
211 Mary Lou Ave #1 Yonkers, NY	2.0	1.0	1138	$2,475	$2.17	16d	1	0.83mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	44d	1	0.88mi
287 Mary Lou Ave Unit 2 Yonkers, NY	3.0	2.0	1400	$3,500	$2.50	44d	1	0.88mi
13 Regina Pl Yonkers, NY	3.0	1.0	1200	$3,000	$2.50	44d	1	0.89mi
3 Annmarie Pl Yonkers, NY	3.0	1.0	1200	$3,200	$2.67	6d	1	0.95mi
55 Riverside Dr Yonkers, NY	3.0	1.0–3.0	944	$4,274	$4.53	0d	16	0.98mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	25d	1	0.98mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	44d	1	1.00mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	44d	1	1.09mi
348 Saw Mill River Rd Unit 2 Yonkers, NY	3.0	1.0	900	$3,200	$3.56	25d	1	1.10mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	44d	1	1.13mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	16d	1	1.16mi
4 Ritters Ln Unit 1FL Yonkers, NY	3.0	1.0	1100	$3,300	$3.00	44d	1	1.21mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	828	$4,475	$5.40	0d	4	1.21mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$3,462	$3.47	0d	1	1.23mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$3,690	$4.82	3d	21	1.30mi
4 Fowler Ave Unit 1 floor Yonkers, NY	2.0	1.0	1400	$2,700	$1.93	44d	1	1.41mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	25d	1	1.43mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	8d	2	1.47mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	44d	3	1.47mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	44d	1	1.48mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	8d	48	1.48mi

HOA detail condo

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

Listing history 17 events

1. 2026-04-22
   status Pending
2. 2026-02-16
   listed $274,900 Active
3. 2026-02-02
   historical $274,900
4. 2014-03-15
   price $152,500 501-char remark

   Show marketing remark (501 chars)

   Seller financing available!Call for info. . Hardwood floors, recessed lighting, new kitchen with granite countertops, maple cabinets, ceramic tile flooring, stainless steel Frigidaire appliances w/ a warranty, two brand new bathrooms, upgraded electrical !Unobtrusive Hudson river views & terrace with overhead lighting added for the evening. .. EZ commute to NYC bus in front of building to 242nd subway . Near-by Metro North. Boaters , One year membership at Yonkers Yatch club call fo detail

5. 2012-08-23
   soldstatus $152,500 Sold 501-char remark

   Show marketing remark (494 chars)

   Seller financing available!Call for info.. Hardwood floors, recessed lighting, new kitchen with granite countertops, maple cabinets, ceramic tile flooring, stainless steel Frigidaire appliances w/a warranty, two brand new bathrooms, upgraded electrical !Unobtrusive Hudson river views & terrace with overhead lighting added for the evening... EZ commute to NYC bus in front of building to 242nd subway .Near-by Metro North. Boaters ,One year membership at Yonkers Yatch club call fo detail

6. 2012-08-23
   soldstatus $152,500 494-char remark

   Show marketing remark (494 chars)

   Seller financing available!Call for info.. Hardwood floors, recessed lighting, new kitchen with granite countertops, maple cabinets, ceramic tile flooring, stainless steel Frigidaire appliances w/a warranty, two brand new bathrooms, upgraded electrical !Unobtrusive Hudson river views & terrace with overhead lighting added for the evening... EZ commute to NYC bus in front of building to 242nd subway .Near-by Metro North. Boaters ,One year membership at Yonkers Yatch club call fo detail

7. 2012-06-27
   historical 501-char remark

   Show marketing remark (501 chars)

   Seller financing available!Call for info. . Hardwood floors, recessed lighting, new kitchen with granite countertops, maple cabinets, ceramic tile flooring, stainless steel Frigidaire appliances w/ a warranty, two brand new bathrooms, upgraded electrical !Unobtrusive Hudson river views & terrace with overhead lighting added for the evening. .. EZ commute to NYC bus in front of building to 242nd subway . Near-by Metro North. Boaters , One year membership at Yonkers Yatch club call fo detail

8. 2012-06-27
   price $169,900 501-char remark

   Show marketing remark (501 chars)

   Seller financing available!Call for info. . Hardwood floors, recessed lighting, new kitchen with granite countertops, maple cabinets, ceramic tile flooring, stainless steel Frigidaire appliances w/ a warranty, two brand new bathrooms, upgraded electrical !Unobtrusive Hudson river views & terrace with overhead lighting added for the evening. .. EZ commute to NYC bus in front of building to 242nd subway . Near-by Metro North. Boaters , One year membership at Yonkers Yatch club call fo detail

9. 2012-04-26
   listed $169,900 Active 501-char remark

   Show marketing remark (494 chars)

   Seller financing available!Call for info.. Hardwood floors, recessed lighting, new kitchen with granite countertops, maple cabinets, ceramic tile flooring, stainless steel Frigidaire appliances w/a warranty, two brand new bathrooms, upgraded electrical !Unobtrusive Hudson river views & terrace with overhead lighting added for the evening... EZ commute to NYC bus in front of building to 242nd subway .Near-by Metro North. Boaters ,One year membership at Yonkers Yatch club call fo detail

10. 2012-04-26
    listed $169,900 494-char remark

    Show marketing remark (494 chars)

    Seller financing available!Call for info.. Hardwood floors, recessed lighting, new kitchen with granite countertops, maple cabinets, ceramic tile flooring, stainless steel Frigidaire appliances w/a warranty, two brand new bathrooms, upgraded electrical !Unobtrusive Hudson river views & terrace with overhead lighting added for the evening... EZ commute to NYC bus in front of building to 242nd subway .Near-by Metro North. Boaters ,One year membership at Yonkers Yatch club call fo detail

11. 2012-04-02
    historical
12. 2011-12-02
    price
13. 2011-07-22
    listed Active
14. 2010-03-02
    historical
15. 2010-01-06
    price
16. 2009-10-13
    price
17. 2009-09-02
    listed Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $33,360
• − Mortgage interest: −$15,399
• − Property taxes: −$4,124
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,669
• − Management: −$2,669
• − Depreciation: −$7,997
• Taxable loss: −$872
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $3,766/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): 70,676
• Household income: $64,776
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6045.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% White 21% Black 21% Two or more races 18% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 9% Dominican 19%
• Common ancestry: Romanian 1% Russian 1% Subsaharan African 1%
• Foreign-born: 35% · Canada, Jamaica, South Korea
• Languages at home: 45% English-only · Spanish 42% Other Indo-European 3% Arabic 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: ▼ -373.14%
• Current HPI: 332.0999
• Rent YoY: ▲ 4.39%
• 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

+61.8% since first listed

17 events — show timeline

• 2026-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Listed $274,900 OneKey® MLS as Distributed by MLS Grid
• 2026-02-02 Coming Soon $274,900 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $152,500 HGMLS
• 2012-08-23 Sold (MLS) $152,500 OneKey® MLS as Distributed by MLS Grid
• 2012-08-23 Sold (MLS) $152,500 HGMLS
• 2012-06-27 Delisted — HGMLS
• 2012-06-27 Price Changed $169,900 HGMLS
• 2012-04-26 Listed $169,900 HGMLS
• 2012-04-26 Listed $169,900 OneKey® MLS as Distributed by MLS Grid
• 2012-04-02 Delisted — HGMLS
• 2011-12-02 Price Changed — HGMLS
• 2011-07-22 Listed — HGMLS
• 2010-03-02 Delisted — HGMLS
• 2010-01-06 Price Changed — HGMLS
• 2009-10-13 Price Changed — HGMLS
• 2009-09-02 Listed — HGMLS