1155 Warburton Ave Unit 2S · Yonkers, NY 10701

$375,000

1 bd · 1.0 ba · 759 sqft · Condo · 47 Days on market

Built 1979 Good condition Garage $494/sqft · 11% below area Est $420k · 11% under $687/mo HOA · 24% of rent

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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).

• ARV discount +12.3/15.0
• Schools +5.9/10.0
• Cash flow +4.0/30.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Bright 1-Bedroom Condo for Sale at The Riverview Club Condominium! Opportunity awaits in this sun-filled 1-bedroom residence offering Hudson River views, abundant natural light, and tremendous potential to make it your own. This home is ready for your personal touches and updates, making it an ideal option for buyers looking to customize a space to their own style and preferences. Enjoy views of the Hudson River, New York City skyline, and the iconic George Washington Bridge from the dining area, living room, and bedroom.

Key facts

• Private balcony
• Dry sauna
• 24-hour concierge

Tags

• HUDSON RIVER VIEWS
• PRIVATE BALCONY
• IN-UNIT WASHER AND DRYER
• 24-HOUR CONCIERGE
• 24-HOUR FITNESS CENTER
• DRY SAUNA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $375k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (40.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (25.0% below list).
• Recommended offer: $222k (40.8% below list) — sets the bar for cash-flow.
• Cap rate 2.9% vs local median 5.4% in Yonkers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 231 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $2,812/mo this rent would consume 52% of the median local household income ($65k/yr) — 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 $3k of loan paydown is wiped out by about $11k 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 47 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,003 (40.8% 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 47 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 2.91%
• Cash-on-cash: -12.08%
• DSCR: 0.46
• GRM: 11.1

CMA / ARV

• ARV (median comp): $419,681
• List price: $375,000
• Delta: -10.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 Warburton Ave Unit 6H	0.00mi	1/1.0	759 (0%)	0mo	$387,500	$511	99
1155 Warburton Ave Unit 11Y	0.00mi	1/1.0	700 (-8%)	3mo	$419,000	$599	85
1 David Ln Unit 4 C	0.20mi	1/1.0	782 (+3%)	2mo	$280,000	$358	84
1 Hawley Ter Unit 1F	0.30mi	1/1.0	725 (-4%)	0mo	$195,000	$269	78
650 Warburton Ave Unit 7C	1.24mi	1/1.0	775 (+2%)	2mo	$155,000	$200	60
1071 Nepperhan Ave	1.26mi	2/1.0 (+1)	763 (+0%)	2mo	$430,000	$564	58
709 Warburton Ave Unit 6E	1.10mi	1/1.0	697 (-8%)	1mo	$185,000	$265	50
678 Warburton Unit 6B	1.17mi	1/1.0	825 (+9%)	2mo	$190,000	$230	49
555 Broadway Unit 6E	1.44mi	1/1.0	828 (+9%)	2mo	$500,000	$604	48
76 Dehaven Dr Unit 6L	0.83mi	1/1.0	845 (+11%)	0mo	$189,000	$224	46
120 Dehaven Dr #436	0.69mi	1/1.0	900 (+19%)	1mo	$180,000	$200	42
10 Dehaven Dr Unit 2D	0.79mi	2/1.0 (+1)	900 (+19%)	3mo	$199,000	$221	33

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: -36.3%
• Equity multiple: -0.18×
• Total profit: $-123,657
• Equity at exit: $55,914

10-year hold

• IRR: -38.0%
• Equity multiple: -0.67×
• Total profit: $-175,675
• Equity at exit: $32,423

Cash invested: $105,000 (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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10701

• Rents YoY: 4.4%
• Active inventory: 231
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,812 high
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$687
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-1,057

Break-even live

Break-even rent $4,150

Max offer price $222,003

Occupancy floor —

Sensitivity live

Price	-10% $-798	-5% $-928	+0% $-1,057	+5% $-1,187	+10% $-1,316
Rent	-10% $-1,279	-5% $-1,168	+0% $-1,057	+5% $-946	+10% $-835
Rate	-1.0pp $-868	-0.5pp $-962	base $-1,057	+0.5pp $-1,155	+1.0pp $-1,253

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: $93,750
• Closing costs: $11,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1155 Warburton Ave Unit 8Y Yonkers, NY	1.0	1.0	644	$2,700	$4.19	23d	1	0.02mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	828	$3,525	$4.25	0d	9	0.08mi
1177 Warburton Ave Yonkers, NY	1.0–2.0	1.0–2.0	962	$3,295	$3.42	0d	4	0.08mi
1085 Warburton Ave Apt 114 Yonkers, NY	2.0	1.0	980	$2,500	$2.55	26d	1	0.16mi
1077 Warburton Ave Yonkers, NY	1.0–2.0	1.0–2.0	976	$2,995	$3.07	0d	5	0.22mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	93d	1	0.99mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	93d	1	1.01mi
437 Warburton Ave Unit 2 Hastings-On-Hudson, NY	2.0	1.0	850	$2,700	$3.18	23d	1	1.15mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	53d	1	1.18mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,975	$3.04	23d	1	1.33mi
42 Main St Apt 1F Hastings-On-Hudson, NY	1.0	1.0	700	$2,250	$3.21	33d	1	1.36mi
16 Spring St Unit 2C Hastings-On-Hudson, NY	1.0	1.0	600	$2,800	$4.67	55d	1	1.41mi
572 Warburton Ave Unit 2E Hastings-On-Hudson, NY	1.0	1.0	700	$2,750	$3.93	10d	1	1.47mi

Property features AI

Finance

• Financial info: Monthly association fee plus additional monthly capital improvement & repairs assessment
• HOA & community: Condominium association with monthly feeBuilding amenities: concierge, elevators, fitness center, lounge, landscaping, pool, sauna, receiving room, parking, maintenance (grounds and exterior), security, trash and snow removalAssociation fee covers heat, hot water, gas, water, sewer, pool service, grounds care, exterior maintenance and common area maintenance

Exterior

• Parking: Assigned covered parkingDriveway accessPrivate garage with garage door opener (1 garage space)Total parking for 1 vehicle
• Security: Video camerasOther building security features
• Utilities: Con Edison electric serviceNatural gas available and connectedPublic sewerWater available and connectedPrivate trash collection
• Home design: CondominiumOne level (unit)Part of a multi-story building
• Construction: Other construction materialsOther foundation details
• Exterior features: BalconyOutdoor gas grillOutdoor spacePool and spa area

Interior

• Kitchen: Gas ovenGas rangeRefrigerator
• Bedrooms: Located on the second floor
• Flooring: CarpetCeramic tile
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating (natural gas)Wall/window air conditioning units
• Interior features: Oversized windows with screensDeck and patioPet-friendly
• Laundry & utility: Common area laundry room

HOA detail $687/mo · $8,244/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-07-22
   days on market $375,000 Active 47 DOM
2. 2026-07-21
   days on market $375,000 Active 46 DOM
3. 2026-07-20
   days on market $375,000 Active 45 DOM
4. 2026-07-18
   days on market $375,000 Active 43 DOM
5. 2026-07-18
   days on market $375,000 Active 42 DOM
6. 2026-07-16
   days on market $375,000 Active 41 DOM
7. 2026-07-15
   days on market $375,000 Active 40 DOM
8. 2026-07-14
   days on market $375,000 Active 39 DOM
9. 2026-07-13
   days on market $375,000 Active 38 DOM
10. 2026-07-13
    days on market $375,000 Active 37 DOM
11. 2026-07-11
    days on market $375,000 Active 36 DOM
12. 2026-07-10
    days on market $375,000 Active 35 DOM
13. 2026-07-09
    days on market $375,000 Active 34 DOM
14. 2026-07-07
    days on market $375,000 Active 32 DOM
15. 2026-07-06
    days on market $375,000 Active 31 DOM
16. 2026-07-06
    days on market $375,000 Active 30 DOM
17. 2026-07-05
    days on market $375,000 Active 29 DOM
18. 2026-07-03
    days on market $375,000 Active 28 DOM
19. 2026-07-02
    days on market $375,000 Active 27 DOM
20. 2026-07-01
    days on market $375,000 Active 26 DOM
21. 2026-06-30
    days on market $375,000 Active 25 DOM
22. 2026-06-29
    days on market $375,000 Active 24 DOM
23. 2026-06-28
    days on market $375,000 Active 23 DOM
24. 2026-06-27
    days on market $375,000 Active 22 DOM
25. 2026-06-26
    days on market $375,000 Active 21 DOM
26. 2026-06-24
    days on market $375,000 Active 19 DOM
27. 2026-06-22
    days on market $375,000 Active 17 DOM
28. 2026-06-21
    days on market $375,000 Active 16 DOM
29. 2026-06-18
    days on market $375,000 Active 13 DOM
30. 2026-06-17
    days on market $375,000 Active 12 DOM
31. 2026-06-16
    days on market $375,000 Active 11 DOM
32. 2026-06-15
    days on market $375,000 Active 10 DOM
33. 2026-06-13
    days on market $375,000 Active 8 DOM
34. 2026-06-09
    days on market $375,000 Active 4 DOM
35. 2026-06-08
    days on market $375,000 Active 3 DOM
36. 2026-06-07
    remarks 699-char remark
37. 2026-06-07
    listed $375,000 Active 2 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 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: $33,740
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − HOA: −$8,244
• − Depreciation: −$10,909
• Taxable loss: −$19,317
• Est. tax savings @ 24.0%: +$4,636
• After-tax cash flow: $-8,052/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $3,795–$11,385 screening

This 1-bedroom condo at The Riverview Club Condominium is in good condition with modern amenities and Hudson River views. It is ready for a fresh coat of paint and new flooring to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Flooring — New flooring can improve the home's overall appearance and increase its value ↑
• Resale Kitchen appliances — Modern appliances can attract more buyers and increase the home's resale value ↑
• Resale Bathroom fixtures — Upgraded bathroom fixtures can increase the home's resale value and attract more buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Yonkers Early Childhood Academy Middle Yonkers Middle School F NY #587/729 Nat'l #9,793/14,009 High Yonkers High School A+ NY #238/1,100 Nat'l #387/17,239

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

C Composite livability gradescore 68/100

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 · 1,028,035 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Monthly association fee plus additional monthly capital improvement & repairs assessment
• HOA & community: Condominium association with monthly feeBuilding amenities: concierge, elevators, fitness center, lounge, landscaping, pool, sauna, receiving room, parking, maintenance (grounds and exterior), security, trash and snow removalAssociation fee covers heat, hot water, gas, water, sewer, pool service, grounds care, exterior maintenance and common area maintenance

Exterior

• Parking: Assigned covered parkingDriveway accessPrivate garage with garage door opener (1 garage space)Total parking for 1 vehicle
• Security: Video camerasOther building security features
• Utilities: Con Edison electric serviceNatural gas available and connectedPublic sewerWater available and connectedPrivate trash collection
• Home design: CondominiumOne level (unit)Part of a multi-story building
• Construction: Other construction materialsOther foundation details
• Exterior features: BalconyOutdoor gas grillOutdoor spacePool and spa area

Interior

• Kitchen: Gas ovenGas rangeRefrigerator
• Bedrooms: Located on the second floor
• Flooring: CarpetCeramic tile
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating (natural gas)Wall/window air conditioning units
• Interior features: Oversized windows with screensDeck and patioPet-friendly
• Laundry & utility: Common area laundry room

Price history

1 event — show timeline

• 2026-06-05 Listed $375,000 OneKey® MLS as Distributed by MLS Grid