237 Willow St · Yonkers, NY 10701

$1,200,000

8 bd · 3.0 ba · 3,078 sqft · MultiFamily public records · 125 Days on market

Built 1927 2,614 sqft lot $390/sqft · 6% below area Est $1274k · 6% under

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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 +10.5/30.0
• ARV discount +10.1/15.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Fully occupied 3-family investment property generating over $5,800 per month in rental income. Situated on a quiet dead-end street backing to a wooded area, this property offers both privacy and steady cash flow. The building features: Three spacious 3-bedroom units Tenants pay all utilities (separate and direct) Ideally located near downtown Yonkers with convenient access to shopping, restaurants, public transportation, and parks including Tibbetts Brook Park. A strong income-producing asset in a desirable, commuter-friendly location.

Key facts

• Investment property
• Wooded area
• Rental income

Tags

• INVESTMENT PROPERTY
• RENTAL INCOME
• QUIET DEAD-END STREET
• WOODED AREA
• SPACIOUS UNITS
• TENANTS PAY UTILITIES

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $-605 ($-7k/yr) — negative. Per door: $-202/mo.
• To cash-flow at today's rent, offer at most $1.11M (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $973k (18.9% below list).
• Recommended offer: $973k (18.9% below list) — sets the bar for 1% rule.

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 (+4.4%/yr); 183 active listings in the ZIP; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $9,731/mo this rent would consume 180% 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 $8k of loan paydown is wiped out by about $36k 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 125 days — a 12% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 30y 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 $400k; list at $1.20M implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $973,100 (18.9% 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 125 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.81% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $1,273,508
• List price: $1,200,000
• Delta: -5.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 Alta Ave	0.23mi	8/—	3,200 (+4%)	4mo	$825,000	$258	79
59 Park Hill Ave	0.15mi	9/4.0 (+1)	3,240 (+5%)	11mo	$899,000	$277	66
43 Oak St	0.49mi	9/3.0 (+1)	3,287 (+7%)	17mo	$800,000	$243	47
198 Elm St	0.41mi	9/3.0 (+1)	2,772 (-10%)	19mo	$665,000	$240	44
9 Van Buren St	0.70mi	9/3.0 (+1)	2,763 (-10%)	16mo	$655,000	$237	32

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 · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.35×
• Total profit: $-219,068
• Equity at exit: $178,924

10-year hold

• IRR: -8.1%
• Equity multiple: 0.46×
• Total profit: $-181,572
• Equity at exit: $103,754

Cash invested: $336,000 (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 10701

• Rents YoY: 4.4%
• Active inventory: 183
• Price-to-rent: 30.8×

Monthly cashflow live

• Estimated rent: $9,731 high
• Mortgage (P&I): −$6,293
• Tax est. 1.5%: −$1,500 /mo · $18,000/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,044
• Net cashflow: $-605

Break-even live

Break-even rent $10,497

Max offer price $1,112,392

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$9,732
Total (3 units)			$9,731

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-18
   days on market $1,200,000 Active 125 DOM
2. 2026-06-17
   days on market $1,200,000 Active 124 DOM
3. 2026-06-16
   days on market $1,200,000 Active 123 DOM
4. 2026-06-15
   days on market $1,200,000 Active 122 DOM
5. 2026-06-13
   days on market $1,200,000 Active 120 DOM
6. 2026-06-09
   days on market $1,200,000 Active 116 DOM
7. 2026-06-08
   days on market $1,200,000 Active 115 DOM
8. 2026-06-07
   days on market $1,200,000 Active 114 DOM
9. 2026-06-04
   days on market $1,200,000 Active 111 DOM
10. 2026-06-03
    days on market $1,200,000 Active 110 DOM
11. 2026-06-02
    days on market $1,200,000 Active 109 DOM
12. 2026-06-01
    days on market $1,200,000 Active 108 DOM
13. 2026-05-31
    days on market $1,200,000 Active 107 DOM
14. 2026-02-12
    listed $1,200,000 Active 541-char remark

    Show marketing remark (541 chars)

    Fully occupied 3-family investment property generating over $5,800 per month in rental income. Situated on a quiet dead-end street backing to a wooded area, this property offers both privacy and steady cash flow. The building features: Three spacious 3-bedroom units Tenants pay all utilities (separate and direct) Ideally located near downtown Yonkers with convenient access to shopping, restaurants, public transportation, and parks including Tibbetts Brook Park. A strong income-producing asset in a desirable, commuter-friendly location.

15. 2018-06-04
    soldstatus $400,000
16. 2018-05-21
    soldstatus $400,000 Sold 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

17. 2018-03-08
    historical Pending 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

18. 2018-03-08
    status Active 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

19. 2018-03-03
    historical 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

20. 2018-02-22
    status Pending 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

21. 2018-02-22
    historical 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

22. 2018-02-21
    status Pending 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

23. 2018-01-18
    historical 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

24. 2017-01-19
    historical Pending 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

25. 2016-11-30
    price $440,000 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

26. 2016-11-08
    status Active 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

27. 2016-11-01
    historical 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

28. 2016-05-23
    listed $450,000 Active 148-char remark

    Show marketing remark (148 chars)

    This 3 over 2 over 3 is a great investment property! The 2 bedroom has a walk in closet. The house has 3 boilers, 3 water heaters, as is - needs TLC

29. 2014-03-15
    price $342,000
30. 2012-11-18
    historical
31. 2012-11-17
    historical
32. 2012-05-18
    listed Active
33. 2012-05-18
    listed $429,000
34. 2010-01-11
    soldstatus $342,000
35. 2009-12-07
    soldstatus $342,000 Sold
36. 2009-04-18
    listed
37. 2008-09-22
    price $425,000
38. 2007-07-21
    historical
39. 2007-05-21
    listed
40. 2006-11-27
    historical
41. 2006-11-18
    listed
42. 2005-12-08
    soldstatus $430,000
43. 1996-06-09
    listed
44. 1994-09-26
    soldstatus $40,000
45. 1993-07-06
    soldstatus $169,500
46. 1989-04-28
    soldstatus $178,000

ⓘ 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) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 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: $116,772
• − Mortgage interest: −$67,219
• − Property taxes: −$18,000
• − Insurance: −$6,000
• − Repairs & maintenance: −$9,342
• − Management: −$9,342
• − Depreciation: −$34,909
• Taxable loss: −$28,039
• Est. tax savings @ 24.0%: +$6,729
• After-tax cash flow: $-536/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

+574.2% since first listed

33 events — show timeline

• 2026-02-12 Listed $1,200,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-04 Sold (Public Records) $400,000 Public Records
• 2018-05-21 Sold (MLS) $400,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-08 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-03-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-03-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-02-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-02-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-02-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-01-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-01-19 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-11-30 Price Changed $440,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2016-11-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-05-23 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $342,000 HGMLS
• 2012-11-18 Delisted — HGMLS
• 2012-11-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-05-18 Listed — HGMLS
• 2012-05-18 Listed $429,000 OneKey® MLS as Distributed by MLS Grid
• 2010-01-11 Sold (Public Records) $342,000 Public Records
• 2009-12-07 Sold (MLS) $342,000 HGMLS
• 2009-04-18 Listed — HGMLS
• 2008-09-22 Price Changed $425,000 HGMLS
• 2007-07-21 Delisted — HGMLS
• 2007-05-21 Listed — HGMLS
• 2006-11-27 Delisted — HGMLS
• 2006-11-18 Listed — HGMLS
• 2005-12-08 Sold (Public Records) $430,000 Public Records
• 1996-06-09 Listed — HGMLS
• 1994-09-26 Sold (Public Records) $40,000 Public Records
• 1993-07-06 Sold (Public Records) $169,500 Public Records
• 1989-04-28 Sold (Public Records) $178,000 Public Records

Property tax history

-22.8%/yr

Latest (2025): $1,784 · +0.7% YoY. Source: county tax records.