16 Wainwright Unit 2B · Yonkers, NY 10710

$170,000

1 bd · 1.0 ba · 700 sqft · Condo · 326 Days on market

Built 1951 Average condition $243/sqft · 13% below area Est $195k · 13% 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 +26.9/30.0
• ARV discount +13.2/15.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely Garden Apt at Bryn Mawr Ridge!! The Private Park like setting, financially secure, beautiful, landscaped complex!! This residence is Freshly painted with the beautiful landscaping views from all windows offering bright colorful exposure. Great location within the complex, walking distance to Tuckahoe Rd and strip stores and restaurants!! Immaculate Apt also features Bedroom California custom closet, Living room built-ins, triple picture window, and Low Maint!! Excellent location near all major hghwys, Central Ave, Ridge Hill and Cross County for great shopping and dining. Steps to NYC express bus. Private parking lots, $25 one-time fee for parking sticker or rent a garage and storage unit when available. Financially secure complex along with management office on premises and low maint makes this an ideal home! Maint does not include star credit - renting allowed after 3 yrs of ownership

Key facts

• Private parking lots
• Landscaping views
• Landscaped complex

Tags

• PRIVATE PARK LIKE SETTING
• LANDSCAPED COMPLEX
• LANDSCAPING VIEWS
• STEPS TO NYC EXPRESS BUS
• PRIVATE PARKING LOTS
• MANAGEMENT OFFICE ON PREMISES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 163 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
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. 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: 1.22% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $194,631
• List price: $170,000
• Delta: -12.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,416
• Equity at exit: $25,348

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $40,773
• Equity at exit: $14,698

Cash invested: $47,600 (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: 163
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $470

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 72%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	43d	1	0.03mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	7d	1	0.06mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	14d	1	0.18mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	4d	1	0.38mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	14d	1	0.59mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$3,500	$4.27	7d	14	0.80mi
247 Mile Square Rd Unit 1ST Yonkers, NY	—	1.5	350	$1,650	$4.71	4d	1	0.90mi
247 Mile Square Rd Yonkers, NY	—	1.0	350	$1,650	$4.71	4d	1	0.90mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$3,795	$4.54	1d	21	0.95mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	24d	1	1.02mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	22d	1	1.19mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	12d	1	1.29mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	15d	1	1.44mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	14d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-05
   status Pending 914-char remark

   Show marketing remark (914 chars)

   Lovely Garden Apt at Bryn Mawr Ridge!! The Private Park like setting, financially secure, beautiful, landscaped complex!! This residence is Freshly painted with the beautiful landscaping views from all windows offering bright colorful exposure. Great location within the complex, walking distance to Tuckahoe Rd and strip stores and restaurants!! Immaculate Apt also features Bedroom California custom closet, Living room built-ins, triple picture window, and Low Maint!! Excellent location near all major hghwys, Central Ave, Ridge Hill and Cross County for great shopping and dining. Steps to NYC express bus. Private parking lots, $25 one-time fee for parking sticker or rent a garage and storage unit when available. Financially secure complex along with management office on premises and low maint makes this an ideal home! Maint does not include star credit - renting allowed after 3 yrs of ownership

2. 2026-04-06
   price $170,000 914-char remark

   Show marketing remark (914 chars)

   Lovely Garden Apt at Bryn Mawr Ridge!! The Private Park like setting, financially secure, beautiful, landscaped complex!! This residence is Freshly painted with the beautiful landscaping views from all windows offering bright colorful exposure. Great location within the complex, walking distance to Tuckahoe Rd and strip stores and restaurants!! Immaculate Apt also features Bedroom California custom closet, Living room built-ins, triple picture window, and Low Maint!! Excellent location near all major hghwys, Central Ave, Ridge Hill and Cross County for great shopping and dining. Steps to NYC express bus. Private parking lots, $25 one-time fee for parking sticker or rent a garage and storage unit when available. Financially secure complex along with management office on premises and low maint makes this an ideal home! Maint does not include star credit - renting allowed after 3 yrs of ownership

3. 2025-12-15
   status Active 914-char remark

   Show marketing remark (914 chars)

   Lovely Garden Apt at Bryn Mawr Ridge!! The Private Park like setting, financially secure, beautiful, landscaped complex!! This residence is Freshly painted with the beautiful landscaping views from all windows offering bright colorful exposure. Great location within the complex, walking distance to Tuckahoe Rd and strip stores and restaurants!! Immaculate Apt also features Bedroom California custom closet, Living room built-ins, triple picture window, and Low Maint!! Excellent location near all major hghwys, Central Ave, Ridge Hill and Cross County for great shopping and dining. Steps to NYC express bus. Private parking lots, $25 one-time fee for parking sticker or rent a garage and storage unit when available. Financially secure complex along with management office on premises and low maint makes this an ideal home! Maint does not include star credit - renting allowed after 3 yrs of ownership

4. 2025-11-22
   historical 914-char remark

   Show marketing remark (914 chars)

   Lovely Garden Apt at Bryn Mawr Ridge!! The Private Park like setting, financially secure, beautiful, landscaped complex!! This residence is Freshly painted with the beautiful landscaping views from all windows offering bright colorful exposure. Great location within the complex, walking distance to Tuckahoe Rd and strip stores and restaurants!! Immaculate Apt also features Bedroom California custom closet, Living room built-ins, triple picture window, and Low Maint!! Excellent location near all major hghwys, Central Ave, Ridge Hill and Cross County for great shopping and dining. Steps to NYC express bus. Private parking lots, $25 one-time fee for parking sticker or rent a garage and storage unit when available. Financially secure complex along with management office on premises and low maint makes this an ideal home! Maint does not include star credit - renting allowed after 3 yrs of ownership

5. 2025-05-21
   listed $159,900 Active 914-char remark

   Show marketing remark (914 chars)

   Lovely Garden Apt at Bryn Mawr Ridge!! The Private Park like setting, financially secure, beautiful, landscaped complex!! This residence is Freshly painted with the beautiful landscaping views from all windows offering bright colorful exposure. Great location within the complex, walking distance to Tuckahoe Rd and strip stores and restaurants!! Immaculate Apt also features Bedroom California custom closet, Living room built-ins, triple picture window, and Low Maint!! Excellent location near all major hghwys, Central Ave, Ridge Hill and Cross County for great shopping and dining. Steps to NYC express bus. Private parking lots, $25 one-time fee for parking sticker or rent a garage and storage unit when available. Financially secure complex along with management office on premises and low maint makes this an ideal home! Maint does not include star credit - renting allowed after 3 yrs of ownership

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,984
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$4,945
• Taxable income: $3,119
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $4,891/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

Average 55/100 Cosmetic rehab

This condo is in average condition with some minor repairs and maintenance needed. It has a good exterior and a fresh paint job, making it a good candidate for a cosmetic renovation.

Repairs flagged

• Minor Paint — Paint appears slightly worn in some areas.
• Minor Flooring — Carpeted floors in fair condition.
• Minor Kitchen cabinets — Standard kitchen with white cabinets and a window above the sink.
• Minor Bathroom fixtures — Bathroom with a bathtub and a window above the sink.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint can make a significant difference in the home's appearance.
• Rental Floor cleaning — Clean carpets can attract more renters and reduce maintenance costs.
• Both Kitchen cleaning — A clean kitchen is essential for both resale and rental.
• Both Bathroom cleaning — A clean bathroom is essential for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears slightly worn in some areas.	Minor	$500–3,000
Flooring · Carpeted floors in fair condition.	Minor	$500–3,000
Kitchen cabinets · Standard kitchen with white cabinets and a window above the sink.	Minor	$500–3,000
Bathroom fixtures · Bathroom with a bathtub and a window above the sink.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint can make a significant difference in the home's appearance. ↑
• Rental Floor cleaning — Clean carpets can attract more renters and reduce maintenance costs. ↑
• Both Kitchen cleaning — A clean kitchen is essential for both resale and rental. ↑
• Both Bathroom cleaning — A clean bathroom is essential for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+6.3% since first listed

5 events — show timeline

• 2026-05-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-21 Listed $159,900 OneKey® MLS as Distributed by MLS Grid