40 AKA 38 Grange Ave · Yonkers, NY 10710

$699,999

3 bd · 1.5 ba · 1,620 sqft · SingleFamily public records · 114 Days on market

Built 1963 4,792 sqft lot $432/sqft · 23% below area Est $906k · 23% under ↓ 13% since listing

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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 +15.0/15.0
• Cash flow +10.0/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 1.5-bath Colonial, lovingly cared for by the same family for over 50 years. Located in the desirable Colonial Heights neighborhood, this bright and inviting home offers a warm, welcoming atmosphere from the moment you step inside. The main level features a comfortable living room with oversized windows, a spacious dining room, and a large eat-in kitchen. The dining room includes a sliding glass door that opens to a patio and a private, level backyard—ideal for outdoor dining, play, or quiet relaxation. A convenient half bath completes this level. Upstairs, you’ll find three nicely sized bedrooms and a full hall bathroom. The full basement provides ample space for storage, hobbies, or future finishing possibilities. Ideally situated just minutes from Tuckahoe and Bronxville, the home offers easy access to local shopping, popular restaurants, parks, scenic trails, and the Bronx River Parkway. Nearby Cross County and Ridge Hill Shopping Centers provide additional retail and dining options. Close proximity to the Tuckahoe Metro-North Station allows for an easy 30-minute commute to Grand Central Station. This home reflects decades of care and pride of ownership and presents a wonderful opportunity to add your personal touches and make it your own. Don’t miss the chance to begin the next chapter here.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $700k.

Deal economics

• At list price, monthly cash flow is $-429 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $624k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $463k (33.8% below list).
• Recommended offer: $463k (33.8% 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: 166 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $4,633/mo this rent would consume 51% of the median local household income ($109k/yr) (locally 920% 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 $5k of loan paydown is wiped out by about $21k 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 114 days — a 9% lower offer ($637k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $463,293 (33.8% 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 114 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.66% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 12.6

CMA / ARV

• ARV (median comp): $905,851
• List price: $699,999
• Delta: -22.72%
• 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
64 Alpine Rd	0.33mi	3/1.0	1,596 (-2%)	1mo	$615,000	$385	79
331 Alta Vista Dr	0.19mi	3/3.0	1,796 (+11%)	2mo	$900,000	$501	65
93 Whitman Rd	0.38mi	3/2.0	1,750 (+8%)	4mo	$786,000	$449	63
25 Alta Vista Dr	0.53mi	3/2.5	1,569 (-3%)	6mo	$660,000	$421	62
21 Norwood Rd	0.29mi	4/2.0 (+1)	1,788 (+10%)	2mo	$775,000	$433	60
572 Scarsdale Rd	0.49mi	3/2.0	1,505 (-7%)	5mo	$680,000	$452	60
25 Avondale Rd	0.57mi	3/2.0	1,700 (+5%)	5mo	$720,000	$424	59
192 Helena Ave	0.47mi	3/1.5	1,800 (+11%)	2mo	$725,000	$403	57
33 Eisenhower Dr	0.41mi	3/2.5	1,437 (-11%)	6mo	$660,000	$459	53
60 E Fort Hill Rd	0.55mi	3/2.5	1,792 (+11%)	3mo	$870,000	$485	50
25 Rugby Rd	0.52mi	2/1.0 (-1)	1,436 (-11%)	5mo	$770,000	$536	45
316 Pennsylvania Ave	0.50mi	4/3.0 (+1)	1,804 (+11%)	6mo	$785,000	$435	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-141,132
• Equity at exit: $104,372

10-year hold

• IRR: -14.2%
• Equity multiple: 0.19×
• Total profit: $-159,648
• Equity at exit: $60,523

Cash invested: $196,000 (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 10710

• Active inventory: 166
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $4,633 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$973
• Net cashflow: $-429

Break-even live

Break-even rent $5,176

Max offer price $624,247

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-231	+0% $-429	+5% $-627	+10% $-1,661
Rent	-10% $-795	-5% $-612	+0% $-429	+5% $-246	+10% $-63
Rate	-1.0pp $-76	-0.5pp $-251	base $-429	+0.5pp $-610	+1.0pp $-795

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Kingwood Rd Scarsdale, NY	3.0	2.5	2067	$7,000	$3.39	45d	1	0.97mi
Young Pl Tuckahoe, NY	3.0	2.5	1936	$7,500	$3.87	0d	1	1.13mi
156 Wallace St Unit 1 Tuckahoe, NY	2.0	2.0	1300	$3,300	$2.54	26d	1	1.31mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$4,600	$5.51	3d	21	1.40mi
42 Glen Rd Eastchester, NY	4.0	2.0	1200	$4,300	$3.58	9d	1	1.41mi
36 Grand Blvd Unit 2 Scarsdale, NY	3.0	2.0	1500	$6,100	$4.07	45d	1	1.44mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	9d	1	1.44mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	12d	1	1.44mi
96 Alkamont Ave Scarsdale, NY	2.0	1.0	2000	$3,500	$1.75	45d	1	1.46mi
109 Hillside Pl Apt 2 Eastchester, NY	3.0	2.0	1583	$4,500	$2.84	45d	1	1.49mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $699,999 Pending 114 DOM
2. 2026-06-04
   days on market $699,999 Active 113 DOM
3. 2026-06-03
   days on market $699,999 Active 112 DOM
4. 2026-06-02
   days on market $699,999 Active 111 DOM
5. 2026-06-01
   days on market $699,999 Active 110 DOM
6. 2026-05-31
   days on market $699,999 Active 109 DOM
7. 2026-04-22
   price $699,999 1377-char remark

   Show marketing remark (1377 chars)

   Welcome to this well-maintained 3-bedroom, 1.5-bath Colonial, lovingly cared for by the same family for over 50 years. Located in the desirable Colonial Heights neighborhood, this bright and inviting home offers a warm, welcoming atmosphere from the moment you step inside. The main level features a comfortable living room with oversized windows, a spacious dining room, and a large eat-in kitchen. The dining room includes a sliding glass door that opens to a patio and a private, level backyard—ideal for outdoor dining, play, or quiet relaxation. A convenient half bath completes this level. Upstairs, you’ll find three nicely sized bedrooms and a full hall bathroom. The full basement provides ample space for storage, hobbies, or future finishing possibilities. Ideally situated just minutes from Tuckahoe and Bronxville, the home offers easy access to local shopping, popular restaurants, parks, scenic trails, and the Bronx River Parkway. Nearby Cross County and Ridge Hill Shopping Centers provide additional retail and dining options. Close proximity to the Tuckahoe Metro-North Station allows for an easy 30-minute commute to Grand Central Station. This home reflects decades of care and pride of ownership and presents a wonderful opportunity to add your personal touches and make it your own. Don’t miss the chance to begin the next chapter here.

8. 2026-03-16
   price $749,000 1377-char remark

   Show marketing remark (1377 chars)

   Welcome to this well-maintained 3-bedroom, 1.5-bath Colonial, lovingly cared for by the same family for over 50 years. Located in the desirable Colonial Heights neighborhood, this bright and inviting home offers a warm, welcoming atmosphere from the moment you step inside. The main level features a comfortable living room with oversized windows, a spacious dining room, and a large eat-in kitchen. The dining room includes a sliding glass door that opens to a patio and a private, level backyard—ideal for outdoor dining, play, or quiet relaxation. A convenient half bath completes this level. Upstairs, you’ll find three nicely sized bedrooms and a full hall bathroom. The full basement provides ample space for storage, hobbies, or future finishing possibilities. Ideally situated just minutes from Tuckahoe and Bronxville, the home offers easy access to local shopping, popular restaurants, parks, scenic trails, and the Bronx River Parkway. Nearby Cross County and Ridge Hill Shopping Centers provide additional retail and dining options. Close proximity to the Tuckahoe Metro-North Station allows for an easy 30-minute commute to Grand Central Station. This home reflects decades of care and pride of ownership and presents a wonderful opportunity to add your personal touches and make it your own. Don’t miss the chance to begin the next chapter here.

9. 2026-02-11
   listed $799,999 Active 1377-char remark

   Show marketing remark (1377 chars)

   Welcome to this well-maintained 3-bedroom, 1.5-bath Colonial, lovingly cared for by the same family for over 50 years. Located in the desirable Colonial Heights neighborhood, this bright and inviting home offers a warm, welcoming atmosphere from the moment you step inside. The main level features a comfortable living room with oversized windows, a spacious dining room, and a large eat-in kitchen. The dining room includes a sliding glass door that opens to a patio and a private, level backyard—ideal for outdoor dining, play, or quiet relaxation. A convenient half bath completes this level. Upstairs, you’ll find three nicely sized bedrooms and a full hall bathroom. The full basement provides ample space for storage, hobbies, or future finishing possibilities. Ideally situated just minutes from Tuckahoe and Bronxville, the home offers easy access to local shopping, popular restaurants, parks, scenic trails, and the Bronx River Parkway. Nearby Cross County and Ridge Hill Shopping Centers provide additional retail and dining options. Close proximity to the Tuckahoe Metro-North Station allows for an easy 30-minute commute to Grand Central Station. This home reflects decades of care and pride of ownership and presents a wonderful opportunity to add your personal touches and make it your own. Don’t miss the chance to begin the next chapter here.

10. 2026-02-06
    historical $799,999 1377-char remark

    Show marketing remark (1377 chars)

    Welcome to this well-maintained 3-bedroom, 1.5-bath Colonial, lovingly cared for by the same family for over 50 years. Located in the desirable Colonial Heights neighborhood, this bright and inviting home offers a warm, welcoming atmosphere from the moment you step inside. The main level features a comfortable living room with oversized windows, a spacious dining room, and a large eat-in kitchen. The dining room includes a sliding glass door that opens to a patio and a private, level backyard—ideal for outdoor dining, play, or quiet relaxation. A convenient half bath completes this level. Upstairs, you’ll find three nicely sized bedrooms and a full hall bathroom. The full basement provides ample space for storage, hobbies, or future finishing possibilities. Ideally situated just minutes from Tuckahoe and Bronxville, the home offers easy access to local shopping, popular restaurants, parks, scenic trails, and the Bronx River Parkway. Nearby Cross County and Ridge Hill Shopping Centers provide additional retail and dining options. Close proximity to the Tuckahoe Metro-North Station allows for an easy 30-minute commute to Grand Central Station. This home reflects decades of care and pride of ownership and presents a wonderful opportunity to add your personal touches and make it your own. Don’t miss the chance to begin the next chapter here.

ⓘ 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: $1,516 · $126/mo
• Projected year-2 tax: $6,673 · $556/mo
• Expected delta: +$5,157/yr (+$430/mo · 340.3%)

ⓘ 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 5/10 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,595
• − Mortgage interest: −$39,211
• − Property taxes: −$1,516
• − Insurance: −$3,500
• − Repairs & maintenance: −$4,448
• − Management: −$4,448
• − Depreciation: −$20,364
• Taxable loss: −$17,890
• Est. tax savings @ 24.0%: +$4,294
• After-tax cash flow: $-852/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): 25,855
• Household income: $108,845
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 920.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 39% Hispanic / Latino 30% Black 14% Two or more races 12% Asian 11% Native American 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9% Dominican 9%
• Common ancestry: Romanian 2% Scotch-Irish 1% Hispanic 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 64% English-only · Spanish 18% Other Indo-European 6% Other Asian/Pacific 5%

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: ▼ -622.30%
• Current HPI: 297.1704
• Rent YoY: —
• 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

-12.5% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $699,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-11 Listed $799,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Coming Soon $799,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

-25.7%/yr

Latest (2025): $1,516 · +0.5% YoY. Source: county tax records.