94 William St · Yonkers, NY 10701

$999,000

9 bd · 3.5 ba · 3,288 sqft · MultiFamily public records · 37 Days on market

Built 1955 0.25 ac lot $304/sqft · 37% below area Est $1584k · 37% under

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• 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: 2 units. confirmed

Listing remarks

Excellent investment opportunity in the heart of Yonkers. This Triplex is a fully occupied multifamily property offering immediate rental income and strong cash flow potential. This well-maintained property features three spacious units: Unit 1 features 4 bedrooms and 1.5 bath Duplex, Unit 2 offers 2 bedrooms and 1 bath, and Unit 3 includes 2 bedrooms and 1 full bath. Reliable tenants already in place, making it a perfect turn key addition to any investor's portfolio with 8.8% CAP Rate. Conveniently located near shopping, dining, public transportation, major highways, schools, and parks. Great income producing property with long-term upside potential in a desirable and growing area don't mi

Key facts

• Conveniently located
• 0.25 acre lot
• 3 parking spots

Tags

• IMMEDIATE RENTAL INCOME
• STRONG CASH FLOW POTENTIAL
• WELL MAINTAINED PROPERTY
• CONVENIENTLY LOCATED
• INCOME PRODUCING PROPERTY
• LONG TERM UPSIDE POTENTIAL

Property features AI

Exterior

• Parking: Driveway parking; Total of 3 parking spaces
• Utilities: Public sewer; Water connected; Electricity available; Natural gas available; Cable available; Trash collection (public); Sewer connected; See remarks
• Home design: Triplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Eat-in kitchen(s)
• Bedrooms: Two 2-bedroom units; One 4-bedroom unit
• Bathrooms: Four full bathrooms (total)
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $999k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive. Per door: $155/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $778k (22.1% below list).
• Recommended offer: $778k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.3% in Yonkers — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 183 active listings in the ZIP; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $7,778/mo this rent would consume 144% 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 $7k of loan paydown is wiped out by about $30k 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 37 days — a 3% lower offer ($969k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $335k; list at $999k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $777,800 (22.1% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 22% 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.78% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (median comp): $1,583,901
• List price: $999,000
• Delta: -36.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Oak St	0.33mi	9/3.0	3,287 (-0%)	17mo	$800,000	$243	69
242 Elm St	0.27mi	9/3.0	3,630 (+10%)	8mo	$746,000	$206	62
59 Park Hill Ave	0.63mi	9/4.0	3,240 (-2%)	11mo	$899,000	$277	57
141 Vineyard Ave	0.70mi	8/5.0 (-1)	3,328 (+1%)	4mo	$1,050,000	$316	51

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-131,696
• Equity at exit: $148,954

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-44,953
• Equity at exit: $86,375

Cash invested: $279,720 (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: 21.4×

Monthly cashflow live

• Estimated rent: $7,778 high
• Mortgage (P&I): −$5,239
• Tax from tax record: −$180 /mo · $2,163/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,633
• Net cashflow: $309

Break-even live

Break-even rent $7,387

Max offer price $999,000

Occupancy floor 91%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$7,778
Total (2 units)			$7,778

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $999,000 Active 37 DOM
2. 2026-06-17
   days on market $999,000 Active 36 DOM
3. 2026-06-16
   days on market $999,000 Active 35 DOM
4. 2026-06-15
   days on market $999,000 Active 34 DOM
5. 2026-06-13
   days on market $999,000 Active 32 DOM
6. 2026-06-10
   price $999,000 Active 28 DOM
7. 2026-06-09
   days on market $1,125,000 Active 28 DOM
8. 2026-06-08
   days on market $1,125,000 Active 27 DOM
9. 2026-06-07
   days on market $1,125,000 Active 26 DOM
10. 2026-06-04
    days on market $1,125,000 Active 23 DOM
11. 2026-06-03
    days on market $1,125,000 Active 22 DOM
12. 2026-06-02
    days on market $1,125,000 Active 21 DOM
13. 2026-06-01
    days on market $1,125,000 Active 20 DOM
14. 2026-05-31
    days on market $1,125,000 Active 19 DOM
15. 2026-05-12
    listed $1,125,000 Active 768-char remark
16. 2002-08-23
    soldstatus $335,000

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,163 · $180/mo
• Projected year-2 tax: $9,523 · $794/mo
• Expected delta: +$7,360/yr (+$613/mo · 340.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $93,336
• − Mortgage interest: −$55,960
• − Property taxes: −$2,163
• − Insurance: −$4,995
• − Repairs & maintenance: −$7,467
• − Management: −$7,467
• − Depreciation: −$29,062
• Taxable loss: −$13,777
• Est. tax savings @ 24.0%: +$3,307
• After-tax cash flow: $7,017/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

+198.2% since first listed

3 events — show timeline

• 2026-06-09 Price Changed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Listed $1,125,000 OneKey® MLS as Distributed by MLS Grid
• 2002-08-23 Sold (Public Records) $335,000 Public Records

Property tax history

-22.2%/yr

Latest (2025): $2,163 · +0.7% YoY. Source: county tax records.