42 Paula Ave · Yonkers, NY 10704

$1,100,000

8 bd · 4.0 ba · 4,915 sqft · MultiFamily · 193 Days on market

Built 1960 5,227 sqft lot $224/sqft · 47% below area Est $2070k · 47% under

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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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Terrific opportunity to own a Legal 4 Family Brick Home tucked away in the heart of East Yonkers, just 25 minutes north of Manhattan. This home features a 3 Bedroom unit along with (2) 2 bedroom apartments and a spacious 1 Bedroom apartment as well. This is a great investment property in a prime location and it's centrally located to the Fleetwood train station, buses, Cross County shopping centers and major parkways The basement features a coin operated Laundry room along with the utility area and storage too. This property has great potential with strong upside to truly maximize the rent roll. This is the perfect chance to find a unique 4 Family home with reasonable taxes in a wonderful neighborhood.

Key facts

• Storage
• Utility area
• Reasonable taxes

Tags

• LEGAL 4 FAMILY BRICK HOME
• COIN OPERATED LAUNDRY ROOM
• UTILITY AREA
• STORAGE
• REASONABLE TAXES
• WONDERFUL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 3×2bd/1.0ba units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $468/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.10M).
• Recommended offer: $968k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+21.0%/yr); 165 active listings in the ZIP; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $11,993/mo this rent would consume 135% 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 $8k of loan paydown is wiped out by about $33k 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 $308k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($968k) is reasonable based on typical stale-listing flexibility.
• 6 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 $815k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $968,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (median comp): $2,070,061
• List price: $1,100,000
• Delta: -46.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $4,582
• Equity at exit: $164,014

10-year hold

• IRR: 14.6%
• Equity multiple: 2.45×
• Total profit: $446,771
• Equity at exit: $95,108

Cash invested: $308,000 (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: 28.4×

Monthly cashflow live

• Estimated rent: $11,993 high
• Mortgage (P&I): −$5,769
• Tax est. 1.5%: −$1,375 /mo · $16,500/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,519
• Net cashflow: $1,873

Break-even live

Break-even rent $9,623

Max offer price $1,100,000

Occupancy floor 79%

Sensitivity live

Price	-10% $2,633	-5% $2,253	+0% $1,873	+5% $1,493	+10% $1,112
Rent	-10% $925	-5% $1,399	+0% $1,873	+5% $2,346	+10% $2,820
Rate	-1.0pp $2,427	-0.5pp $2,152	base $1,873	+0.5pp $1,588	+1.0pp $1,298

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$3,232
▸ 3× units	2	1	$8,760
Total (4 units)			$11,993

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $1,100,000 Active 193 DOM
2. 2026-06-18
   days on market $1,100,000 Active 190 DOM
3. 2026-06-17
   days on market $1,100,000 Active 189 DOM
4. 2026-06-16
   days on market $1,100,000 Active 188 DOM
5. 2026-06-15
   days on market $1,100,000 Active 187 DOM
6. 2026-06-13
   days on market $1,100,000 Active 185 DOM
7. 2026-06-09
   days on market $1,100,000 Active 181 DOM
8. 2026-06-08
   days on market $1,100,000 Active 180 DOM
9. 2026-06-07
   days on market $1,100,000 Active 179 DOM
10. 2026-06-04
    days on market $1,100,000 Active 176 DOM
11. 2026-06-03
    days on market $1,100,000 Active 175 DOM
12. 2026-06-02
    days on market $1,100,000 Active 174 DOM
13. 2026-06-01
    days on market $1,100,000 Active 173 DOM
14. 2026-05-31
    days on market $1,100,000 Active 172 DOM
15. 2025-12-10
    listed $1,100,000 Active 712-char remark

    Show marketing remark (712 chars)

    Terrific opportunity to own a Legal 4 Family Brick Home tucked away in the heart of East Yonkers, just 25 minutes north of Manhattan. This home features a 3 Bedroom unit along with (2) 2 bedroom apartments and a spacious 1 Bedroom apartment as well. This is a great investment property in a prime location and it's centrally located to the Fleetwood train station, buses, Cross County shopping centers and major parkways The basement features a coin operated Laundry room along with the utility area and storage too. This property has great potential with strong upside to truly maximize the rent roll. This is the perfect chance to find a unique 4 Family home with reasonable taxes in a wonderful neighborhood.

16. 2022-05-31
    soldstatus $815,000 Closed 737-char remark

    Show marketing remark (737 chars)

    Terrific opportunity to own a Legal 4 Family Brick Home, tucked away on a lovely tree-lined street, located in the East Yonkers vicinity. This Home features a (First floor-Rear)- 3 Bedroom apartment and a (First floor- front) 1 Bedroom apartment. The 2nd floor consists of a 2 Bedroom apartment. The lower level, the walk out apartment is a lovely 2 Bedroom apartment. Truly a commuters dream- just minutes to Kimball Avenue, buses, metro north train, Cross County shopping center, major parkways and 28 min to Manhattan. The property taxes were recently lowered to $11,650. (NOTE: INVESTORS ONLY, SELLERS ARE NOT ASKING TENANTS TO VACATE, RENTS ARE CURRENT AND MONTH TO MONTH LEASE) Additional Information: HeatingFuel:Oil Above Ground,

17. 2022-02-18
    status Pending 737-char remark

    Show marketing remark (737 chars)

    Terrific opportunity to own a Legal 4 Family Brick Home, tucked away on a lovely tree-lined street, located in the East Yonkers vicinity. This Home features a (First floor-Rear)- 3 Bedroom apartment and a (First floor- front) 1 Bedroom apartment. The 2nd floor consists of a 2 Bedroom apartment. The lower level, the walk out apartment is a lovely 2 Bedroom apartment. Truly a commuters dream- just minutes to Kimball Avenue, buses, metro north train, Cross County shopping center, major parkways and 28 min to Manhattan. The property taxes were recently lowered to $11,650. (NOTE: INVESTORS ONLY, SELLERS ARE NOT ASKING TENANTS TO VACATE, RENTS ARE CURRENT AND MONTH TO MONTH LEASE) Additional Information: HeatingFuel:Oil Above Ground,

18. 2022-02-16
    historical 737-char remark

    Show marketing remark (737 chars)

    Terrific opportunity to own a Legal 4 Family Brick Home, tucked away on a lovely tree-lined street, located in the East Yonkers vicinity. This Home features a (First floor-Rear)- 3 Bedroom apartment and a (First floor- front) 1 Bedroom apartment. The 2nd floor consists of a 2 Bedroom apartment. The lower level, the walk out apartment is a lovely 2 Bedroom apartment. Truly a commuters dream- just minutes to Kimball Avenue, buses, metro north train, Cross County shopping center, major parkways and 28 min to Manhattan. The property taxes were recently lowered to $11,650. (NOTE: INVESTORS ONLY, SELLERS ARE NOT ASKING TENANTS TO VACATE, RENTS ARE CURRENT AND MONTH TO MONTH LEASE) Additional Information: HeatingFuel:Oil Above Ground,

19. 2022-02-15
    listed $849,000 Active 737-char remark

    Show marketing remark (737 chars)

    Terrific opportunity to own a Legal 4 Family Brick Home, tucked away on a lovely tree-lined street, located in the East Yonkers vicinity. This Home features a (First floor-Rear)- 3 Bedroom apartment and a (First floor- front) 1 Bedroom apartment. The 2nd floor consists of a 2 Bedroom apartment. The lower level, the walk out apartment is a lovely 2 Bedroom apartment. Truly a commuters dream- just minutes to Kimball Avenue, buses, metro north train, Cross County shopping center, major parkways and 28 min to Manhattan. The property taxes were recently lowered to $11,650. (NOTE: INVESTORS ONLY, SELLERS ARE NOT ASKING TENANTS TO VACATE, RENTS ARE CURRENT AND MONTH TO MONTH LEASE) Additional Information: HeatingFuel:Oil Above Ground,

20. 2022-01-17
    historical
21. 2021-10-14
    listed $850,000 Active
22. 2014-03-19
    price $243,900
23. 2006-12-10
    historical
24. 2006-07-10
    listed
25. 2006-06-27
    historical
26. 2006-03-27
    listed
27. 2000-01-13
    soldstatus $251,000
28. 1999-11-17
    listed $251,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $143,916
• − Mortgage interest: −$61,617
• − Property taxes: −$16,500
• − Insurance: −$5,500
• − Repairs & maintenance: −$11,513
• − Management: −$11,513
• − Depreciation: −$32,000
• Taxable income: $5,272
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $21,206/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

+338.2% since first listed

14 events — show timeline

• 2025-12-10 Listed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-31 Sold (MLS) $815,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-02-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-02-15 Listed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-10-14 Listed $850,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-19 Price Changed $243,900 HGMLS
• 2006-12-10 Delisted — HGMLS
• 2006-07-10 Listed — HGMLS
• 2006-06-27 Delisted — HGMLS
• 2006-03-27 Listed — HGMLS
• 2000-01-13 Sold (MLS) $251,000 HGMLS
• 1999-11-17 Listed $251,000 HGMLS